36246 Greenville Ave · Watson, LA 70706

$205,000

3 bd · 2.0 ba · 1,187 sqft · SingleFamily · 23 Days on market

Built 2000 0.25 ac lot Est $207k · at est.

---

Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.2/30.0
• ARV discount +7.8/15.0
• Schools +4.0/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Home in Sought-After Crestwood Subdivision Welcome to this beautifully maintained 3-bedroom, 2-bath home in the highly desirable Crestwood neighborhood--just minutes from Live Oak School, parks, and local shopping. Featuring a spacious open floor plan, this home is ideal for both entertaining and everyday living. Step inside to a freshly painted interior, a cozy fireplace, and no carpet throughout for easy maintenance and modern appeal. The fully fenced backyard offers privacy and plenty of space to relax or host gatherings. Perfect for first-time homebuyers or investors, this property qualifies for 100% financing, has no HOA, and--best of all--is located outside of a flood zone and has never flooded. Don't miss your chance to own this move-in ready gem in a prime location!

Key facts

• Cozy fireplace
• Move in ready
• 0.25 acre lot

Tags

• FRESHLY PAINTED INTERIOR
• COZY FIREPLACE
• FULLY FENCED BACKYARD
• MOVE IN READY
• NOT LOCATED IN A FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-40 ($-483/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (20.5% below list).
• Recommended offer: $163k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.8% in Watson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#50 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Livingston Parish (suburban): math 40% / reading 52% proficiency, ranked #13 of 98 in LA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 342 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $150k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,967 (20.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $206,538
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36246 Greenville Ave	0.00mi	3/2.0	1,187 (0%)	1mo	$200,000	$168	99
36221 Lynchburg Dr	0.16mi	3/2.0	1,189 (+0%)	3mo	$207,000	$174	90
36238 Greenville Ave	0.01mi	3/2.0	1,184 (-0%)	19mo	$207,000	$175	83
36140 Lynchburg Dr	0.28mi	3/2.0	1,186 (-0%)	10mo	$210,000	$177	79
10130 Memphis Ct	0.25mi	3/2.0	1,181 (-0%)	11mo	$207,000	$175	78
10130 Nashville Ct	0.28mi	3/2.0	1,203 (+1%)	9mo	$225,000	$187	77
10019 Lexington Dr	0.20mi	3/2.0	1,285 (+8%)	3mo	$217,500	$169	74
36287 Greenville Ave	0.08mi	3/2.0	1,301 (+10%)	13mo	$224,900	$173	70
37053 Fore Rd	0.71mi	2/2.0 (-1)	1,185 (-0%)	3mo	$180,000	$152	59
10004 Asheville Dr	0.38mi	3/2.0	1,278 (+8%)	14mo	$225,000	$176	58
10082 Lexington Dr	0.26mi	3/2.0	1,341 (+13%)	10mo	$212,000	$158	58
36101 Greenville Ave	0.27mi	3/2.0	1,344 (+13%)	10mo	$233,150	$173	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-35,813
• Equity at exit: $30,566

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-34,610
• Equity at exit: $17,725

Cash invested: $57,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70706

• Active inventory: 342
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$167 /mo · $2,007/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-40

Break-even live

Break-even rent $1,681

Max offer price $197,887

Occupancy floor 97%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10124 Nashville Ct Denham Springs, LA	3.0	2.0	1165	$1,600	$1.37	43d	1	0.32mi
10552 Tumbleweed Dr Denham Springs, LA	3.0	2.0	1463	$1,750	$1.20	43d	1	1.07mi

Listing history 17 events

1. 2026-04-25
   status Pending 793-char remark

   Show marketing remark (793 chars)

   Charming Home in Sought-After Crestwood Subdivision Welcome to this beautifully maintained 3-bedroom, 2-bath home in the highly desirable Crestwood neighborhood--just minutes from Live Oak School, parks, and local shopping. Featuring a spacious open floor plan, this home is ideal for both entertaining and everyday living. Step inside to a freshly painted interior, a cozy fireplace, and no carpet throughout for easy maintenance and modern appeal. The fully fenced backyard offers privacy and plenty of space to relax or host gatherings. Perfect for first-time homebuyers or investors, this property qualifies for 100% financing, has no HOA, and--best of all--is located outside of a flood zone and has never flooded. Don't miss your chance to own this move-in ready gem in a prime location!

2. 2026-04-24
   status Pending
3. 2026-04-01
   listed $205,000 Active 793-char remark

   Show marketing remark (793 chars)

   Charming Home in Sought-After Crestwood Subdivision Welcome to this beautifully maintained 3-bedroom, 2-bath home in the highly desirable Crestwood neighborhood--just minutes from Live Oak School, parks, and local shopping. Featuring a spacious open floor plan, this home is ideal for both entertaining and everyday living. Step inside to a freshly painted interior, a cozy fireplace, and no carpet throughout for easy maintenance and modern appeal. The fully fenced backyard offers privacy and plenty of space to relax or host gatherings. Perfect for first-time homebuyers or investors, this property qualifies for 100% financing, has no HOA, and--best of all--is located outside of a flood zone and has never flooded. Don't miss your chance to own this move-in ready gem in a prime location!

4. 2026-04-01
   listed $205,000 Active

   Show marketing remark (793 chars)

   Charming Home in Sought-After Crestwood Subdivision Welcome to this beautifully maintained 3-bedroom, 2-bath home in the highly desirable Crestwood neighborhood--just minutes from Live Oak School, parks, and local shopping. Featuring a spacious open floor plan, this home is ideal for both entertaining and everyday living. Step inside to a freshly painted interior, a cozy fireplace, and no carpet throughout for easy maintenance and modern appeal. The fully fenced backyard offers privacy and plenty of space to relax or host gatherings. Perfect for first-time homebuyers or investors, this property qualifies for 100% financing, has no HOA, and--best of all--is located outside of a flood zone and has never flooded. Don't miss your chance to own this move-in ready gem in a prime location!

5. 2025-06-04
   status Pending
6. 2025-05-30
   listed $205,000 Active
7. 2025-05-30
   listed $205,000 Active
8. 2018-07-16
   soldstatus $150,000
9. 2018-07-13
   soldstatus Sold
10. 2018-06-10
    status Pending
11. 2018-06-07
    price $152,999
12. 2018-06-01
    listed $155,000 Active
13. 2018-06-01
    listed $152,999
14. 2014-09-29
    soldstatus $128,000
15. 2001-03-27
    soldstatus
16. 2000-11-21
    listed $90,600
17. 2000-11-21
    listed $90,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $2,007 · $167/mo
• Projected year-2 tax: $2,007 · $167/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,556
• − Mortgage interest: −$11,483
• − Property taxes: −$2,007
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$5,964
• Taxable loss: −$4,052
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $489/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Livingston Parish
• NCES district ID: 2201020
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 52% ▼ -32.00%
• Median HH income: $56,755
• Composite: 40.07/100
• National rank: #3811
• State rank: #13 of 98 in LA

Livability — Watson

• Score: 71/100
• State rank: #50
• US rank: #7247

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,621

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 158,511 people
• By 2030: 168,241 · +6.1%
• By 2040: 186,252 · +17.5%
• By 2050: 201,516 · +27.1%
• By 2075: 231,217 · +45.9%
• By 2100: 241,697 · +52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 15% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada, China

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+68.5) · D 15.1% · R 83.6% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -71.9pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+70.0 2016: R+72.5 2012: R+70.4 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.82%
• Current HPI: 160.2185
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+126.3% since first listed

17 events — show timeline

• 2026-04-25 Pending — AcadianaMLS
• 2026-04-24 Pending — GBRMLS
• 2026-04-01 Listed $205,000 GBRMLS
• 2026-04-01 Listed $205,000 AcadianaMLS
• 2025-06-04 Pending — GBRMLS
• 2025-05-30 Listed $205,000 GBRMLS
• 2025-05-30 Listed $205,000 AcadianaMLS
• 2018-07-16 Sold (Public Records) $150,000 Public Records
• 2018-07-13 Sold (MLS) — GBRMLS
• 2018-06-10 Pending — GBRMLS
• 2018-06-07 Price Changed $152,999 GBRMLS
• 2018-06-01 Listed $152,999 AcadianaMLS
• 2018-06-01 Listed $155,000 GBRMLS
• 2014-09-29 Sold (Public Records) $128,000 Public Records
• 2001-03-27 Sold (MLS) — GBRMLS
• 2000-11-21 Listed $90,600 AcadianaMLS
• 2000-11-21 Listed $90,600 GBRMLS

Property tax history

+2.9%/yr

Latest (2024): $2,007 · +17.8% YoY. Source: county tax records.