29636 Wagner Rd · Albany, LA 70711

$140,890

3 bd · 2.0 ba · 2,655 sqft · SingleFamily · 73 Days on market

Built 2000 2.14 ac lot $53/sqft · 57% below area ↓ 40% since listing

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Why this score? — see what drove the C+ 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful single family home built in 2000 offers 3 bedrooms and 2 bathrooms with approximately 2655 square feet of living space on a large 2.14 acre lot. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. It is a criminal offense to trespass on this property. Offers to be placed on Xome.com. Requests for access goes through XOME. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 2.14 acre lot
• Parking
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $141k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.5% in Albany — 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 77/100 on livability (#12 in LA, #3,099 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, 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: 40 active listings in the ZIP; 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 $974 of loan paydown is wiped out by about $4k 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 73 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y ago; this cycle's ask has dropped $66k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $132,436 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.18% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $325,219
• List price: $140,890
• Delta: -56.68%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29636 Wagner Rd	0.00mi	3/2.0	2,655 (0%)	1mo	$129,000	$49	99

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,821
• Equity at exit: $21,007

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $25,553
• Equity at exit: $12,182

Cash invested: $39,449 (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 70711

• Home prices YoY: -11.3%
• Active inventory: 40
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$739
• Tax from tax record: −$186 /mo · $2,229/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $329

Break-even live

Break-even rent $1,245

Max offer price $140,890

Occupancy floor 75%

Sensitivity live

Price	-10% $409	-5% $369	+0% $329	+5% $289	+10% $250
Rent	-10% $198	-5% $264	+0% $329	+5% $395	+10% $461
Rate	-1.0pp $400	-0.5pp $365	base $329	+0.5pp $293	+1.0pp $256

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: $35,222
• Closing costs: $4,227
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-11
   status Pending 644-char remark

   Show marketing remark (644 chars)

   This beautiful single family home built in 2000 offers 3 bedrooms and 2 bathrooms with approximately 2655 square feet of living space on a large 2.14 acre lot. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. It is a criminal offense to trespass on this property. Offers to be placed on Xome.com. Requests for access goes through XOME. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

2. 2026-03-18
   price $140,890 644-char remark

   Show marketing remark (644 chars)

   This beautiful single family home built in 2000 offers 3 bedrooms and 2 bathrooms with approximately 2655 square feet of living space on a large 2.14 acre lot. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. It is a criminal offense to trespass on this property. Offers to be placed on Xome.com. Requests for access goes through XOME. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

3. 2026-03-01
   status Active 644-char remark

   Show marketing remark (644 chars)

   This beautiful single family home built in 2000 offers 3 bedrooms and 2 bathrooms with approximately 2655 square feet of living space on a large 2.14 acre lot. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. It is a criminal offense to trespass on this property. Offers to be placed on Xome.com. Requests for access goes through XOME. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

4. 2026-02-18
   listed $207,200 Active 644-char remark

   Show marketing remark (644 chars)

   This beautiful single family home built in 2000 offers 3 bedrooms and 2 bathrooms with approximately 2655 square feet of living space on a large 2.14 acre lot. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. It is a criminal offense to trespass on this property. Offers to be placed on Xome.com. Requests for access goes through XOME. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

5. 2015-02-18
   soldstatus $250,000
6. 2015-02-13
   soldstatus
7. 2015-02-13
   soldstatus $250,000
8. 2015-02-13
   soldstatus $250,000 Closed
9. 2015-02-01
   listed $250,000
10. 2015-02-01
    listed $250,000
11. 2014-11-06
    listed $245,000
12. 2014-11-06
    listed $245,000
13. 2012-03-16
    listed $235,000
14. 2012-03-16
    listed $235,000
15. 2012-03-16
    listed $245,000
16. 2012-03-16
    listed $245,000

ⓘ 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: $2,229 · $186/mo
• Projected year-2 tax: $2,229 · $186/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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,939
• − Mortgage interest: −$7,892
• − Property taxes: −$2,229
• − Insurance: −$704
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$4,099
• Taxable income: $1,825
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $3,515/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 — Albany

• Score: 77/100
• State rank: #12
• US rank: #3099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,621

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 11% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -23.34%
• Current HPI: 182.8335
• 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

-40.0% since first listed

16 events — show timeline

• 2026-05-11 Pending — AcadianaMLS
• 2026-03-18 Price Changed $140,890 AcadianaMLS
• 2026-03-01 Relisted — AcadianaMLS
• 2026-02-18 Listed $207,200 AcadianaMLS
• 2015-02-18 Sold (Public Records) $250,000 Public Records
• 2015-02-13 Sold (MLS) $250,000 GSREIN
• 2015-02-13 Sold (MLS) $250,000 GSREIN
• 2015-02-13 Sold (MLS) — GBRMLS
• 2015-02-01 Listed $250,000 AcadianaMLS
• 2015-02-01 Listed $250,000 GSREIN
• 2014-11-06 Listed $245,000 AcadianaMLS
• 2014-11-06 Listed $245,000 GBRMLS
• 2012-03-16 Listed $245,000 GSREIN
• 2012-03-16 Listed $245,000 AcadianaMLS
• 2012-03-16 Listed $235,000 AcadianaMLS
• 2012-03-16 Listed $235,000 GBRMLS

Property tax history

+2.6%/yr

Latest (2024): $2,229 · +20.5% YoY. Source: county tax records.