30814 Ava Ln · Walker, LA 70785

$215,000

3 bd · 2.0 ba · 1,431 sqft · SingleFamily · 1 Days on market

Built 2021 8,712 sqft lot Est $238k · 9% under $32/mo HOA · 2% of rent

---

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 +13.6/30.0
• ARV discount +11.8/15.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready Home in Walker's Sought-After Isabella Lakes! Enjoy access to community amenities including a playground, fishing ponds, and the added bonus of being zoned for top-rated Walker schools! This home is ideally situated just minutes from shopping, dining, and entertainment, with convenient access to popular nearby attractions, making everyday living a breeze. Step inside to an inviting open-concept layout that seamlessly connects the kitchen, dining, and living areas. The spacious living room offers plenty of room to gather and flows effortlessly into a sunlit dining area framed by oversized windows overlooking the backyard. The kitchen is a true centerpiece, featuring granite countertops, stainless steel appliances, a range oven, subway tile backsplash, and a spacious island that offers additional prep space and seating for casual meals. The primary suite offers an attached private bathroom. Outside, the brick exterior provides timeless curb appeal, complemented by a covered carport. Don't miss your opportunity to live in this beautiful home in a vibrant community!

Key facts

• Fishing ponds
• Granite countertops
• Top-rated schools

Tags

• FISHING PONDS
• TOP-RATED SCHOOLS
• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SUBWAY TILE BACKSPLASH

Property features AI

Finance

• Other: Located in the Isabella Lakes subdivision; Lot dimensions approximately 56 x 144 x 64 x 149 on a 0.2-acre lot
• HOA & community: Homeowners association with an annual fee of $380 (approximately $31.67/month); Community amenities include a playground and additional community features

Exterior

• Parking: Covered carport (1 space); Total of 1 parking space
• Utilities: Standard water, sewer and power services
• Home design: Single family residence, detached; Residential property
• Construction: Brick construction; Shingle roof; Slab foundation; Built by D.R. Horton, Inc. - Gulf Coast
• Exterior features: Outdoor lighting; Porch; Partial wood fencing

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Microwave; Stainless steel appliances
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: High ceilings
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $13 ($153/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (15.2% below list).
• Recommended offer: $182k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.8% in Walker — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#19 in LA, #3,999 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities D-, commute 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: 253 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,257 (15.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $237,546
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13367 Isabella Blvd	0.11mi	3/2.0	1,455 (+2%)	6mo	$230,000	$158	87
13209 Hanks Way	0.32mi	3/2.0	1,434 (+0%)	12mo	$225,000	$157	74
30674 Corbin Ave	0.34mi	4/2.0 (+1)	1,501 (+5%)	2mo	$249,900	$166	69
13541 Lily Ave	0.36mi	3/2.0	1,291 (-10%)	1mo	$200,000	$155	66
30488 Jo Ann St	0.71mi	3/2.0	1,353 (-6%)	1mo	$229,900	$170	57
31067 Autumn Lake Dr	0.59mi	3/2.0	1,560 (+9%)	3mo	$262,000	$168	55
13348 Autumn Run Dr	0.52mi	3/2.0	1,607 (+12%)	1mo	$262,900	$164	54
31065 Lake Spring Dr	0.64mi	3/2.0	1,506 (+5%)	9mo	$250,000	$166	54
13459 Prairie Ln	0.49mi	3/2.0	1,243 (-13%)	5mo	$210,000	$169	51
13366 Autumn Run Dr	0.50mi	3/2.0	1,640 (+15%)	2mo	$240,000	$146	50
13512 S Trace Dr	0.61mi	3/2.0	1,284 (-10%)	9mo	$209,000	$163	47
13552 S Trace Dr	0.63mi	3/2.0	1,300 (-9%)	13mo	$232,250	$179	44

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-34,037
• Equity at exit: $32,057

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-28,630
• Equity at exit: $18,589

Cash invested: $60,200 (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 70785

• Home prices YoY: -34.0%
• Active inventory: 253
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$90
• HOA: −$32
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $13

Break-even live

Break-even rent $1,806

Max offer price $215,000

Occupancy floor 94%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13340 Isabella Blvd Walker, LA	4.0	2.0	1668	$2,000	$1.20	44d	1	0.09mi
30794 Tanner Ln Walker, LA	3.0	2.0	1184	$1,550	$1.31	23d	1	0.16mi
12567 Orchid Ln Walker, LA	4.0	2.0	1496	$1,750	$1.17	14d	1	0.90mi
12567 Orchid Ln Walker, LA	4.0	2.0	1496	$1,750	$1.17	19d	1	0.90mi
13601 Ball Park Rd Unit 1 Walker, LA	3.0	2.0	1350	$1,350	$1.00	44d	1	0.96mi
36325 Walker North Rd Walker, LA	4.0	2.0	1830	$1,650	$0.90	44d	1	1.16mi
12268 Cottage Hill Dr Walker, LA	3.0	2.0	1373	$1,850	$1.35	19d	1	1.27mi
30100 Walker Rd N Walker, LA	1.0–3.0	1.0–2.0	1019	$1,753	$1.72	14d	15	1.41mi
30184 Smith Dr Walker, LA	2.0	2.0	900	$1,200	$1.33	44d	1	1.47mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark

   Show marketing remark (1092 chars)

   Move-In Ready Home in Walker's Sought-After Isabella Lakes! Enjoy access to community amenities including a playground, fishing ponds, and the added bonus of being zoned for top-rated Walker schools! This home is ideally situated just minutes from shopping, dining, and entertainment, with convenient access to popular nearby attractions, making everyday living a breeze. Step inside to an inviting open-concept layout that seamlessly connects the kitchen, dining, and living areas. The spacious living room offers plenty of room to gather and flows effortlessly into a sunlit dining area framed by oversized windows overlooking the backyard. The kitchen is a true centerpiece, featuring granite countertops, stainless steel appliances, a range oven, subway tile backsplash, and a spacious island that offers additional prep space and seating for casual meals. The primary suite offers an attached private bathroom. Outside, the brick exterior provides timeless curb appeal, complemented by a covered carport. Don't miss your opportunity to live in this beautiful home in a vibrant community!

2. 2026-06-18
   listed $215,000 Active 1 DOM

   Show marketing remark (1092 chars)

   Move-In Ready Home in Walker's Sought-After Isabella Lakes! Enjoy access to community amenities including a playground, fishing ponds, and the added bonus of being zoned for top-rated Walker schools! This home is ideally situated just minutes from shopping, dining, and entertainment, with convenient access to popular nearby attractions, making everyday living a breeze. Step inside to an inviting open-concept layout that seamlessly connects the kitchen, dining, and living areas. The spacious living room offers plenty of room to gather and flows effortlessly into a sunlit dining area framed by oversized windows overlooking the backyard. The kitchen is a true centerpiece, featuring granite countertops, stainless steel appliances, a range oven, subway tile backsplash, and a spacious island that offers additional prep space and seating for casual meals. The primary suite offers an attached private bathroom. Outside, the brick exterior provides timeless curb appeal, complemented by a covered carport. Don't miss your opportunity to live in this beautiful home in a vibrant community!

ⓘ 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: $2,136 · $178/mo
• Projected year-2 tax: $2,136 · $178/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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,871
• − Mortgage interest: −$12,043
• − Property taxes: −$2,136
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − HOA: −$384
• − Depreciation: −$6,255
• Taxable loss: −$3,522
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $998/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 — Walker

• Score: 75/100
• State rank: #19
• US rank: #3999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston Parish · 87,496 people
• City population: 23,921
• Metro: Baton Rouge, LA
• Population (ZIP): 23,921
• Household income: $89,103
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 343.0

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 (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, China, Vietnam
• Languages at home: 97% English-only · Chinese 1% Spanish 1%

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: ▼ -84.92%
• Current HPI: 164.6373
• Rent YoY: —
• Metro: Baton Rouge, LA
• 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

+6.3% since first listed

14 events — show timeline

• 2026-06-18 Listed $215,000 AcadianaMLS
• 2026-06-18 Listed $215,000 GBRMLS
• 2025-07-14 Price Changed $224,900 AcadianaMLS
• 2025-07-14 Price Changed $224,900 GBRMLS
• 2025-04-24 Listed $229,900 GBRMLS
• 2025-04-24 Listed $229,900 AcadianaMLS
• 2022-12-27 Sold (Public Records) $230,000 Public Records
• 2022-12-23 Sold (MLS) — GSREIN
• 2022-11-20 Pending — GSREIN
• 2022-09-29 Listed $230,000 GSREIN
• 2022-09-29 Listed $230,000 AcadianaMLS
• 2021-06-30 Sold (MLS) — GBRMLS
• 2021-05-10 Listed $202,225 AcadianaMLS
• 2021-05-10 Listed $202,225 GBRMLS

Property tax history

+75.7%/yr

Latest (2024): $2,136 · +12.3% YoY. Source: county tax records.