31688 Courtney Cir · Walker, LA 70785

$175,000

3 bd · 2.0 ba · 1,280 sqft · Other · 106 Days on market

Built 1998 1.07 ac lot $137/sqft · 19% below area Est $215k · 19% under

---

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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully renovated 3-bedroom, 2-bath home that's move-in ready and full of modern charm. Every inch has been updated from top to bottom with neutral colors and stylish finishes that complement any decor. The kitchen shines with brand-new appliances, including a refrigerator, and offers plenty of space for cooking and entertaining. You'll love the large walk-in laundry room that adds convenience and extra storage. Sitting on just over an acre, this property provides plenty of room to relax and enjoy peaceful country living. The inviting front porch is the perfect place to take in beautiful sunrises and sunsets while unwinding at the end of the day. *Structure square footage nor lot dimensions warranted by Realtor.

Key facts

• Inviting front porch
• Brand-new appliances
• 1.07 acre lot

Tags

• BRAND-NEW APPLIANCES
• LARGE WALK-IN LAUNDRY ROOM
• INVITING FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/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 $162k (7.6% below list).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 2 comparable units currently listed for rent nearby; 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 $5k 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 106 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.92% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (median comp): $215,000
• List price: $175,000
• Delta: -18.60%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-19,903
• Equity at exit: $26,093

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-6,487
• Equity at exit: $15,131

Cash invested: $49,000 (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 70785

• Home prices YoY: -34.0%
• Active inventory: 253
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$73
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $133

Break-even live

Break-even rent $1,449

Max offer price $175,000

Occupancy floor 87%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31675 N Corbin Rd Walker, LA	3.0	2.0	1170	$1,350	$1.15	14d	1	0.51mi
14401 Courtney Rd Unit 3 Walker, LA	3.0	2.0	1280	$1,250	$0.98	14d	1	0.58mi

Listing history 9 events

1. 2026-04-30
   status Active 746-char remark

   Show marketing remark (766 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath home that’s move-in ready and full of modern charm. Every inch has been updated from top to bottom with neutral colors and stylish finishes that complement any décor. The kitchen shines with brand-new appliances, including a refrigerator, and offers plenty of space for cooking and entertaining. You’ll love the large walk-in laundry room that adds convenience and extra storage. Sitting on just over an acre, this property provides plenty of room to relax and enjoy peaceful country living. The inviting front porch is the perfect place to take in beautiful sunrises and sunsets while unwinding at the end of the day. * Structure square footage nor lot dimensions warranted by Realtor.

2. 2026-04-30
   status Active 766-char remark

   Show marketing remark (766 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath home that’s move-in ready and full of modern charm. Every inch has been updated from top to bottom with neutral colors and stylish finishes that complement any décor. The kitchen shines with brand-new appliances, including a refrigerator, and offers plenty of space for cooking and entertaining. You’ll love the large walk-in laundry room that adds convenience and extra storage. Sitting on just over an acre, this property provides plenty of room to relax and enjoy peaceful country living. The inviting front porch is the perfect place to take in beautiful sunrises and sunsets while unwinding at the end of the day. * Structure square footage nor lot dimensions warranted by Realtor.

3. 2026-03-17
   status Pending 746-char remark

   Show marketing remark (766 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath home that’s move-in ready and full of modern charm. Every inch has been updated from top to bottom with neutral colors and stylish finishes that complement any décor. The kitchen shines with brand-new appliances, including a refrigerator, and offers plenty of space for cooking and entertaining. You’ll love the large walk-in laundry room that adds convenience and extra storage. Sitting on just over an acre, this property provides plenty of room to relax and enjoy peaceful country living. The inviting front porch is the perfect place to take in beautiful sunrises and sunsets while unwinding at the end of the day. * Structure square footage nor lot dimensions warranted by Realtor.

4. 2026-03-17
   status Pending 766-char remark

   Show marketing remark (766 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath home that’s move-in ready and full of modern charm. Every inch has been updated from top to bottom with neutral colors and stylish finishes that complement any décor. The kitchen shines with brand-new appliances, including a refrigerator, and offers plenty of space for cooking and entertaining. You’ll love the large walk-in laundry room that adds convenience and extra storage. Sitting on just over an acre, this property provides plenty of room to relax and enjoy peaceful country living. The inviting front porch is the perfect place to take in beautiful sunrises and sunsets while unwinding at the end of the day. * Structure square footage nor lot dimensions warranted by Realtor.

5. 2026-02-10
   status Active 746-char remark

   Show marketing remark (766 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath home that’s move-in ready and full of modern charm. Every inch has been updated from top to bottom with neutral colors and stylish finishes that complement any décor. The kitchen shines with brand-new appliances, including a refrigerator, and offers plenty of space for cooking and entertaining. You’ll love the large walk-in laundry room that adds convenience and extra storage. Sitting on just over an acre, this property provides plenty of room to relax and enjoy peaceful country living. The inviting front porch is the perfect place to take in beautiful sunrises and sunsets while unwinding at the end of the day. * Structure square footage nor lot dimensions warranted by Realtor.

6. 2026-02-10
   status Active 766-char remark

   Show marketing remark (766 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath home that’s move-in ready and full of modern charm. Every inch has been updated from top to bottom with neutral colors and stylish finishes that complement any décor. The kitchen shines with brand-new appliances, including a refrigerator, and offers plenty of space for cooking and entertaining. You’ll love the large walk-in laundry room that adds convenience and extra storage. Sitting on just over an acre, this property provides plenty of room to relax and enjoy peaceful country living. The inviting front porch is the perfect place to take in beautiful sunrises and sunsets while unwinding at the end of the day. * Structure square footage nor lot dimensions warranted by Realtor.

7. 2026-01-30
   status Pending 766-char remark

   Show marketing remark (766 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath home that’s move-in ready and full of modern charm. Every inch has been updated from top to bottom with neutral colors and stylish finishes that complement any décor. The kitchen shines with brand-new appliances, including a refrigerator, and offers plenty of space for cooking and entertaining. You’ll love the large walk-in laundry room that adds convenience and extra storage. Sitting on just over an acre, this property provides plenty of room to relax and enjoy peaceful country living. The inviting front porch is the perfect place to take in beautiful sunrises and sunsets while unwinding at the end of the day. * Structure square footage nor lot dimensions warranted by Realtor.

8. 2025-12-05
   listed $175,000 Active 746-char remark

   Show marketing remark (766 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath home that’s move-in ready and full of modern charm. Every inch has been updated from top to bottom with neutral colors and stylish finishes that complement any décor. The kitchen shines with brand-new appliances, including a refrigerator, and offers plenty of space for cooking and entertaining. You’ll love the large walk-in laundry room that adds convenience and extra storage. Sitting on just over an acre, this property provides plenty of room to relax and enjoy peaceful country living. The inviting front porch is the perfect place to take in beautiful sunrises and sunsets while unwinding at the end of the day. * Structure square footage nor lot dimensions warranted by Realtor.

9. 2025-12-05
   listed $175,000 Active 766-char remark

   Show marketing remark (766 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath home that’s move-in ready and full of modern charm. Every inch has been updated from top to bottom with neutral colors and stylish finishes that complement any décor. The kitchen shines with brand-new appliances, including a refrigerator, and offers plenty of space for cooking and entertaining. You’ll love the large walk-in laundry room that adds convenience and extra storage. Sitting on just over an acre, this property provides plenty of room to relax and enjoy peaceful country living. The inviting front porch is the perfect place to take in beautiful sunrises and sunsets while unwinding at the end of the day. * Structure square footage nor lot dimensions warranted by Realtor.

ⓘ 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: $351 · $29/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$612/yr (+$51/mo · 174.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 93% chance over 30 yrs
• 🔥 Wildfire 4/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,413
• − Mortgage interest: −$9,803
• − Property taxes: −$351
• − Insurance: −$2,378
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$5,091
• Taxable loss: −$1,315
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $1,911/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

+0.0% since first listed

9 events — show timeline

• 2026-04-30 Relisted — AcadianaMLS
• 2026-04-30 Relisted — GBRMLS
• 2026-03-17 Pending — AcadianaMLS
• 2026-03-17 Pending — GBRMLS
• 2026-02-10 Relisted — AcadianaMLS
• 2026-02-10 Relisted — GBRMLS
• 2026-01-30 Pending — GBRMLS
• 2025-12-05 Listed $175,000 GBRMLS
• 2025-12-05 Listed $175,000 AcadianaMLS

Property tax history

-7.0%/yr

Latest (2022): $351 · -50.1% YoY. Source: county tax records.