23592 Country Manor Ave · Walker, LA 70726

$225,000

3 bd · 2.0 ba · 1,711 sqft · SingleFamily · 31 Days on market

Built 2007 7,405 sqft lot Est $252k · 11% under $13/mo HOA · 1% of rent

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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 +12.2/15.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to this beautiful 3 bed, 2 bath, move-in ready home with fenced in yard, 4 year old roof, and new flooring in all bedrooms! The large living room features wood laminate flooring, tall ceilings, and a cozy corner fireplace. The kitchen boasts ceramic tile floors and counters, mosaic backsplash, stainless steel appliances, and pantry. The primary suite provides dual vanities, separate shower, garden tub, and 2 walk-in closets. The 2 additional bedrooms and full bathroom are located on a separate wing from the primary suite. The fenced in backyard makes a great place to entertain family and friends. Don't miss out!

Key facts

• New flooring
• Mosaic backsplash
• Ceramic tile floors

Tags

• 4 YEAR OLD ROOF
• NEW FLOORING
• WOOD LAMINATE FLOORING
• CERAMIC TILE FLOORS
• MOSAIC BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Located in the South Point subdivision
• HOA & community: Homeowners association with an annual fee of $160 (approximately $13.33/month)

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single story
• Construction: Vinyl siding, frame, and brick exterior; Shingle roof; Slab foundation; Built with residential construction methods
• Exterior features: Covered patio; Privacy wood fencing; Rectangular lot

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Flooring: Tile; Ceramic tile; Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: High ceilings; Window treatments; Gas log fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $10 ($126/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 $187k (17.1% below list).
• Recommended offer: $187k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Rents rising (+3.8%/yr); 985 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $2k of loan paydown is wiped out by about $7k 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 31 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 19y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,610 (17.1% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $251,517
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23879 Southpoint Dr	0.19mi	3/2.0	1,630 (-5%)	0mo	$229,900	$141	83
23964 Southpoint Dr	0.25mi	3/2.0	1,649 (-4%)	8mo	$250,000	$152	76
23684 Windy Rdg	0.22mi	3/2.0	1,482 (-13%)	1mo	$200,000	$135	67
23680 Southpoint Dr	0.59mi	3/2.0	1,659 (-3%)	3mo	$230,000	$139	65
23938 Teakwood Dr	0.16mi	3/2.5	1,470 (-14%)	3mo	$212,000	$144	65
23644 Southpoint Dr	0.65mi	3/2.0	1,695 (-1%)	6mo	$220,000	$130	63
12652 Brown Rd	0.55mi	4/2.0 (+1)	1,669 (-2%)	3mo	$275,000	$165	62
23765 Southpoint Dr	0.44mi	3/2.0	1,472 (-14%)	1mo	$235,000	$160	56
23603 Southpoint Dr	0.71mi	3/2.0	1,483 (-13%)	1mo	$205,000	$138	44
24256 Sharp Shinned Dr	0.74mi	3/2.5	1,896 (+11%)	2mo	$299,999	$158	44
23839 Snowdon Ave	0.74mi	3/2.0	1,909 (+12%)	4mo	$280,000	$147	43
24184 Sharp Shinned Dr	0.69mi	4/2.5 (+1)	1,895 (+11%)	1mo	$299,800	$158	42

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 · 3.83% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-34,250
• Equity at exit: $33,548

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-22,521
• Equity at exit: $19,454

Cash invested: $63,000 (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 70726

• Rents YoY: 3.8%
• Active inventory: 985
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$94
• HOA: −$13
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $10

Break-even live

Break-even rent $1,853

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $138	-5% $74	+0% $10	+5% $-53	+10% $-117
Rent	-10% $-137	-5% $-63	+0% $10	+5% $84	+10% $158
Rate	-1.0pp $124	-0.5pp $68	base $10	+0.5pp $-48	+1.0pp $-107

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11247 Westwood Ave Denham Springs, LA	3.0	2.0	1514	$1,850	$1.22	45d	1	0.19mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	16d	1	0.25mi
11327 Shady Bnd Denham Springs, LA	4.0	2.0	1998	$2,150	$1.08	16d	1	0.39mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	45d	1	0.58mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	45d	1	0.89mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	23d	1	0.95mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	45d	1	0.97mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	16d	1	0.98mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	25d	1	0.98mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	16d	1	0.98mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	45d	1	0.98mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	21d	1	0.98mi
23209 Kudu Trail Dr Denham Springs, LA	3.0	2.0	1887	$2,100	$1.11	45d	1	1.34mi
23209 Kudu Trail Dr Denham Springs, LA	3.0	2.0	1887	$1,850	$0.98	25d	1	1.34mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 50 events

1. 2026-06-16
   statusdays on market $225,000 Pending 31 DOM
2. 2026-06-15
   days on market $225,000 Active Under Contract 30 DOM
3. 2026-06-14
   days on market $225,000 Active Under Contract 28 DOM
4. 2026-06-13
   days on market $225,000 Active Under Contract 27 DOM
5. 2026-06-10
   days on market $225,000 Active Under Contract 25 DOM
6. 2026-06-09
   days on market $225,000 Active Under Contract 24 DOM
7. 2026-06-08
   days on market $225,000 Active Under Contract 23 DOM
8. 2026-06-07
   statusdays on market $225,000 Active Under Contract 22 DOM
9. 2026-06-03
   days on market $225,000 Active 18 DOM
10. 2026-06-02
    days on market $225,000 Active 17 DOM
11. 2026-06-01
    days on market $225,000 Active 16 DOM
12. 2026-05-31
    days on market $225,000 Active 15 DOM
13. 2026-05-31
    days on market $225,000 Active 14 DOM
14. 2026-05-21
    historical $1,790
15. 2026-05-20
    status Active 632-char remark

    Show marketing remark (632 chars)

    Welcome Home to this beautiful 3 bed, 2 bath, move-in ready home with fenced in yard, 4 year old roof, and new flooring in all bedrooms! The large living room features wood laminate flooring, tall ceilings, and a cozy corner fireplace. The kitchen boasts ceramic tile floors and counters, mosaic backsplash, stainless steel appliances, and pantry. The primary suite provides dual vanities, separate shower, garden tub, and 2 walk-in closets. The 2 additional bedrooms and full bathroom are located on a separate wing from the primary suite. The fenced in backyard makes a great place to entertain family and friends. Don't miss out!

16. 2026-05-20
    status Active

    Show marketing remark (632 chars)

    Welcome Home to this beautiful 3 bed, 2 bath, move-in ready home with fenced in yard, 4 year old roof, and new flooring in all bedrooms! The large living room features wood laminate flooring, tall ceilings, and a cozy corner fireplace. The kitchen boasts ceramic tile floors and counters, mosaic backsplash, stainless steel appliances, and pantry. The primary suite provides dual vanities, separate shower, garden tub, and 2 walk-in closets. The 2 additional bedrooms and full bathroom are located on a separate wing from the primary suite. The fenced in backyard makes a great place to entertain family and friends. Don't miss out!

17. 2026-05-09
    listed $225,000 Active 632-char remark

    Show marketing remark (632 chars)

    Welcome Home to this beautiful 3 bed, 2 bath, move-in ready home with fenced in yard, 4 year old roof, and new flooring in all bedrooms! The large living room features wood laminate flooring, tall ceilings, and a cozy corner fireplace. The kitchen boasts ceramic tile floors and counters, mosaic backsplash, stainless steel appliances, and pantry. The primary suite provides dual vanities, separate shower, garden tub, and 2 walk-in closets. The 2 additional bedrooms and full bathroom are located on a separate wing from the primary suite. The fenced in backyard makes a great place to entertain family and friends. Don't miss out!

18. 2026-05-09
    listed $225,000 Active

    Show marketing remark (632 chars)

    Welcome Home to this beautiful 3 bed, 2 bath, move-in ready home with fenced in yard, 4 year old roof, and new flooring in all bedrooms! The large living room features wood laminate flooring, tall ceilings, and a cozy corner fireplace. The kitchen boasts ceramic tile floors and counters, mosaic backsplash, stainless steel appliances, and pantry. The primary suite provides dual vanities, separate shower, garden tub, and 2 walk-in closets. The 2 additional bedrooms and full bathroom are located on a separate wing from the primary suite. The fenced in backyard makes a great place to entertain family and friends. Don't miss out!

19. 2026-04-29
    listed $1,790
20. 2026-04-29
    historical $1,790
21. 2026-04-29
    listed $1,790
22. 2026-03-22
    listed $229,900 Active
23. 2026-03-22
    listed $229,900 Active
24. 2025-02-24
    soldstatus $215,000
25. 2025-02-21
    soldstatus Closed
26. 2025-02-01
    status Pending
27. 2025-01-23
    price $215,000
28. 2025-01-23
    price $215,000
29. 2024-12-11
    listed $220,000 Active
30. 2024-12-11
    historical
31. 2024-11-21
    status Active
32. 2024-11-13
    status Pending
33. 2024-11-04
    price $220,000
34. 2024-11-03
    price $220,000
35. 2024-10-16
    listed $229,900 Active
36. 2024-10-16
    listed $229,900 Active
37. 2020-07-10
    soldstatus $167,000
38. 2020-07-09
    soldstatus Sold
39. 2020-06-05
    status Pending
40. 2020-06-01
    listed $175,000 Active
41. 2020-06-01
    listed $175,000
42. 2016-04-27
    soldstatus $159,000
43. 2016-04-26
    soldstatus Sold
44. 2016-03-14
    status Pending
45. 2016-03-10
    listed $161,988 Active
46. 2016-03-10
    listed $161,988
47. 2007-12-03
    soldstatus
48. 2007-11-30
    soldstatus
49. 2007-11-30
    listed $152,900
50. 2007-11-30
    listed $152,900

ⓘ 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: $2,125 · $177/mo
• Projected year-2 tax: $2,125 · $177/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 · 22 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: $22,393
• − Mortgage interest: −$12,603
• − Property taxes: −$2,125
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − HOA: −$156
• − Depreciation: −$6,545
• Taxable loss: −$3,745
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $1,024/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): 63,575
• Household income: $78,621
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 1211.0

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 (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 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: ▼ -104.37%
• Current HPI: 170.2207
• Rent YoY: ▲ 3.83%
• 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

-98.8% since first listed

37 events — show timeline

• 2026-05-21 Rental Removed $1,790 RAAMLS
• 2026-05-20 Relisted — AcadianaMLS
• 2026-05-20 Relisted — GBRMLS
• 2026-05-09 Listed $225,000 GBRMLS
• 2026-05-09 Listed $225,000 AcadianaMLS
• 2026-04-29 Listed for Rent $1,790 RAAMLS
• 2026-04-29 Rental Removed $1,790 GBRMLS
• 2026-04-29 Listed for Rent $1,790 GBRMLS
• 2026-03-22 Listed $229,900 GBRMLS
• 2026-03-22 Listed $229,900 AcadianaMLS
• 2025-02-24 Sold (Public Records) $215,000 Public Records
• 2025-02-21 Sold (MLS) — GBRMLS
• 2025-02-01 Pending — GBRMLS
• 2025-01-23 Price Changed $215,000 AcadianaMLS
• 2025-01-23 Price Changed $215,000 GBRMLS
• 2024-12-11 Listed $220,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-21 Relisted — GBRMLS
• 2024-11-13 Pending — GBRMLS
• 2024-11-04 Price Changed $220,000 GBRMLS
• 2024-11-03 Price Changed $220,000 AcadianaMLS
• 2024-10-16 Listed $229,900 AcadianaMLS
• 2024-10-16 Listed $229,900 GBRMLS
• 2020-07-10 Sold (Public Records) $167,000 Public Records
• 2020-07-09 Sold (MLS) — GBRMLS
• 2020-06-05 Pending — GBRMLS
• 2020-06-01 Listed $175,000 AcadianaMLS
• 2020-06-01 Listed $175,000 GBRMLS
• 2016-04-27 Sold (Public Records) $159,000 Public Records
• 2016-04-26 Sold (MLS) — GBRMLS
• 2016-03-14 Pending — GBRMLS
• 2016-03-10 Listed $161,988 GBRMLS
• 2016-03-10 Listed $161,988 AcadianaMLS
• 2007-12-03 Sold (Public Records) — Public Records
• 2007-11-30 Listed $152,900 AcadianaMLS
• 2007-11-30 Listed $152,900 GBRMLS
• 2007-11-30 Sold (MLS) — GBRMLS

Property tax history

+3.8%/yr

Latest (2024): $2,125 · +24.4% YoY. Source: county tax records.