30372 Cane Market Rd · Walker, LA 70785

$185,000

4 bd · 2.5 ba · 2,084 sqft · SingleFamily · 29 Days on market

1.22 ac lot $89/sqft · 14% below area Est $216k · 14% under ↓ 14% 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 +23.3/30.0
• ARV discount +14.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.1/10.0
• 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

A little lipstick and a new dress will bring this beauty back to her glory days! Peaceful country living - in Walker. No Subdivision, Rural Tract, 1.22 acre, backs up to wooded area. Excellent location, just 6 miles from I12 and minutes from Hwy 190. Spacious, cozy and on a beautiful lot with several mature trees. Set back off of LA 1024, expansive porch across the front of the home that overlooks a beautiful front yard. The home is warm and inviting with a large foyer that leads into the family room that boasts a wood-burning fireplace and cathedral ceilings. 4 Bedrooms, 2 Baths, office space just off the dining room, over-sized laundry room, half bath and storage just across the carport - a true comfortable at home feel. HVAC less than 5 years old. 30 yr architectural shingle roof and water heater replaced in 2016. Seller pays $572/year flood insurance. Active termite contract expires 08/2018. Seller will provide clear WDIR, Septic Inspection, and Home Warranty. Refrigerator and Freezer to remain. China Cabinet and bar stools in Dining Room are reserved.

Key facts

• 1.22 acres
• 1.22 acre lot
• 2 parking spots

Tags

• 1.22 ACRES
• STRONG STRUCTURAL FOOTPRINT

Property features AI

Exterior

• Parking: Carport (2 spaces); 2 total parking spaces (2 covered)
• Utilities: Septic tank
• Home design: Single family residence
• Construction: Stucco and frame construction; Asbestos shingle roof
• Exterior features: Asbestos shingle roof; Stucco and frame construction; Shed(s) / additional storage; City street frontage; Property listed as a fixer

Interior

• Kitchen: Butcher block counters; Formica counters
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Cooling present
• Interior features: High ceilings; Beamed ceilings; Vaulted ceilings; Butcher block counters; Formica counters; Aluminum-framed windows; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 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

• It's been on market 29 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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

• 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 $182,225 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.01% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $216,257
• List price: $185,000
• Delta: -14.45%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-16,367
• Equity at exit: $27,584

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,326
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,869 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$77
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $213

Break-even live

Break-even rent $1,599

Max offer price $185,000

Occupancy floor 84%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-10
   days on market $185,000 Active 29 DOM
2. 2026-06-09
   days on market $185,000 Active 28 DOM
3. 2026-06-08
   days on market $185,000 Active 27 DOM
4. 2026-06-07
   days on market $185,000 Active 26 DOM
5. 2026-06-03
   days on market $185,000 Active 22 DOM
6. 2026-06-02
   days on market $185,000 Active 21 DOM
7. 2026-06-01
   days on market $185,000 Active 20 DOM
8. 2026-05-31
   days on market $185,000 Active 19 DOM
9. 2026-05-31
   days on market $185,000 Active 18 DOM
10. 2026-05-08
    listed $185,000 Active 661-char remark
11. 2018-08-14
    soldstatus $185,000
12. 2018-08-10
    soldstatus Sold

    Show marketing remark (1072 chars)

    A little lipstick and a new dress will bring this beauty back to her glory days! Peaceful country living - in Walker. No Subdivision, Rural Tract, 1.22 acre, backs up to wooded area. Excellent location, just 6 miles from I12 and minutes from Hwy 190. Spacious, cozy and on a beautiful lot with several mature trees. Set back off of LA 1024, expansive porch across the front of the home that overlooks a beautiful front yard. The home is warm and inviting with a large foyer that leads into the family room that boasts a wood-burning fireplace and cathedral ceilings. 4 Bedrooms, 2 Baths, office space just off the dining room, over-sized laundry room, half bath and storage just across the carport - a true comfortable at home feel. HVAC less than 5 years old. 30 yr architectural shingle roof and water heater replaced in 2016. Seller pays $572/year flood insurance. Active termite contract expires 08/2018. Seller will provide clear WDIR, Septic Inspection, and Home Warranty. Refrigerator and Freezer to remain. China Cabinet and bar stools in Dining Room are reserved.

13. 2018-07-07
    status Pending

    Show marketing remark (1072 chars)

    A little lipstick and a new dress will bring this beauty back to her glory days! Peaceful country living - in Walker. No Subdivision, Rural Tract, 1.22 acre, backs up to wooded area. Excellent location, just 6 miles from I12 and minutes from Hwy 190. Spacious, cozy and on a beautiful lot with several mature trees. Set back off of LA 1024, expansive porch across the front of the home that overlooks a beautiful front yard. The home is warm and inviting with a large foyer that leads into the family room that boasts a wood-burning fireplace and cathedral ceilings. 4 Bedrooms, 2 Baths, office space just off the dining room, over-sized laundry room, half bath and storage just across the carport - a true comfortable at home feel. HVAC less than 5 years old. 30 yr architectural shingle roof and water heater replaced in 2016. Seller pays $572/year flood insurance. Active termite contract expires 08/2018. Seller will provide clear WDIR, Septic Inspection, and Home Warranty. Refrigerator and Freezer to remain. China Cabinet and bar stools in Dining Room are reserved.

14. 2018-06-13
    price $189,500

    Show marketing remark (1072 chars)

    A little lipstick and a new dress will bring this beauty back to her glory days! Peaceful country living - in Walker. No Subdivision, Rural Tract, 1.22 acre, backs up to wooded area. Excellent location, just 6 miles from I12 and minutes from Hwy 190. Spacious, cozy and on a beautiful lot with several mature trees. Set back off of LA 1024, expansive porch across the front of the home that overlooks a beautiful front yard. The home is warm and inviting with a large foyer that leads into the family room that boasts a wood-burning fireplace and cathedral ceilings. 4 Bedrooms, 2 Baths, office space just off the dining room, over-sized laundry room, half bath and storage just across the carport - a true comfortable at home feel. HVAC less than 5 years old. 30 yr architectural shingle roof and water heater replaced in 2016. Seller pays $572/year flood insurance. Active termite contract expires 08/2018. Seller will provide clear WDIR, Septic Inspection, and Home Warranty. Refrigerator and Freezer to remain. China Cabinet and bar stools in Dining Room are reserved.

15. 2018-06-13
    status Active

    Show marketing remark (1072 chars)

    A little lipstick and a new dress will bring this beauty back to her glory days! Peaceful country living - in Walker. No Subdivision, Rural Tract, 1.22 acre, backs up to wooded area. Excellent location, just 6 miles from I12 and minutes from Hwy 190. Spacious, cozy and on a beautiful lot with several mature trees. Set back off of LA 1024, expansive porch across the front of the home that overlooks a beautiful front yard. The home is warm and inviting with a large foyer that leads into the family room that boasts a wood-burning fireplace and cathedral ceilings. 4 Bedrooms, 2 Baths, office space just off the dining room, over-sized laundry room, half bath and storage just across the carport - a true comfortable at home feel. HVAC less than 5 years old. 30 yr architectural shingle roof and water heater replaced in 2016. Seller pays $572/year flood insurance. Active termite contract expires 08/2018. Seller will provide clear WDIR, Septic Inspection, and Home Warranty. Refrigerator and Freezer to remain. China Cabinet and bar stools in Dining Room are reserved.

16. 2018-06-11
    status Pending

    Show marketing remark (1072 chars)

    A little lipstick and a new dress will bring this beauty back to her glory days! Peaceful country living - in Walker. No Subdivision, Rural Tract, 1.22 acre, backs up to wooded area. Excellent location, just 6 miles from I12 and minutes from Hwy 190. Spacious, cozy and on a beautiful lot with several mature trees. Set back off of LA 1024, expansive porch across the front of the home that overlooks a beautiful front yard. The home is warm and inviting with a large foyer that leads into the family room that boasts a wood-burning fireplace and cathedral ceilings. 4 Bedrooms, 2 Baths, office space just off the dining room, over-sized laundry room, half bath and storage just across the carport - a true comfortable at home feel. HVAC less than 5 years old. 30 yr architectural shingle roof and water heater replaced in 2016. Seller pays $572/year flood insurance. Active termite contract expires 08/2018. Seller will provide clear WDIR, Septic Inspection, and Home Warranty. Refrigerator and Freezer to remain. China Cabinet and bar stools in Dining Room are reserved.

17. 2018-05-14
    listed $195,000 Active

    Show marketing remark (1072 chars)

    A little lipstick and a new dress will bring this beauty back to her glory days! Peaceful country living - in Walker. No Subdivision, Rural Tract, 1.22 acre, backs up to wooded area. Excellent location, just 6 miles from I12 and minutes from Hwy 190. Spacious, cozy and on a beautiful lot with several mature trees. Set back off of LA 1024, expansive porch across the front of the home that overlooks a beautiful front yard. The home is warm and inviting with a large foyer that leads into the family room that boasts a wood-burning fireplace and cathedral ceilings. 4 Bedrooms, 2 Baths, office space just off the dining room, over-sized laundry room, half bath and storage just across the carport - a true comfortable at home feel. HVAC less than 5 years old. 30 yr architectural shingle roof and water heater replaced in 2016. Seller pays $572/year flood insurance. Active termite contract expires 08/2018. Seller will provide clear WDIR, Septic Inspection, and Home Warranty. Refrigerator and Freezer to remain. China Cabinet and bar stools in Dining Room are reserved.

18. 2018-05-14
    listed $189,500

    Show marketing remark (1072 chars)

    A little lipstick and a new dress will bring this beauty back to her glory days! Peaceful country living - in Walker. No Subdivision, Rural Tract, 1.22 acre, backs up to wooded area. Excellent location, just 6 miles from I12 and minutes from Hwy 190. Spacious, cozy and on a beautiful lot with several mature trees. Set back off of LA 1024, expansive porch across the front of the home that overlooks a beautiful front yard. The home is warm and inviting with a large foyer that leads into the family room that boasts a wood-burning fireplace and cathedral ceilings. 4 Bedrooms, 2 Baths, office space just off the dining room, over-sized laundry room, half bath and storage just across the carport - a true comfortable at home feel. HVAC less than 5 years old. 30 yr architectural shingle roof and water heater replaced in 2016. Seller pays $572/year flood insurance. Active termite contract expires 08/2018. Seller will provide clear WDIR, Septic Inspection, and Home Warranty. Refrigerator and Freezer to remain. China Cabinet and bar stools in Dining Room are reserved.

19. 2018-05-10
    historical
20. 2018-01-23
    price $196,500
21. 2018-01-23
    price $196,000
22. 2018-01-12
    listed $215,000 Active
23. 2018-01-12
    listed $196,500

ⓘ 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: $1,092 · $91/mo
• Projected year-2 tax: $1,092 · $91/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 4/10 Moderate FEMA zone A · 22% 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: $22,433
• − Mortgage interest: −$10,363
• − Property taxes: −$1,092
• − Insurance: −$2,428
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$5,382
• Taxable loss: −$420
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $2,662/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

-14.0% since first listed

14 events — show timeline

• 2026-05-08 Listed $185,000 AcadianaMLS
• 2018-08-14 Sold (Public Records) $185,000 Public Records
• 2018-08-10 Sold (MLS) — GBRMLS
• 2018-07-07 Pending — GBRMLS
• 2018-06-13 Price Changed $189,500 GBRMLS
• 2018-06-13 Relisted — GBRMLS
• 2018-06-11 Pending — GBRMLS
• 2018-05-14 Listed $189,500 AcadianaMLS
• 2018-05-14 Listed $195,000 GBRMLS
• 2018-05-10 Delisted — GBRMLS
• 2018-01-23 Price Changed $196,500 GBRMLS
• 2018-01-23 Price Changed $196,000 GBRMLS
• 2018-01-12 Listed $196,500 AcadianaMLS
• 2018-01-12 Listed $215,000 GBRMLS

Property tax history

-1.7%/yr

Latest (2024): $1,092 · +25.6% YoY. Source: county tax records.