12937 Bay Leaf Dr · Watson, LA 70706

$240,000

4 bd · 2.0 ba · 1,555 sqft · SingleFamily · 26 Days on market

Built 2025 9,975 sqft lot Est $244k · at est. $33/mo HOA · 2% 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 +11.5/30.0
• ARV discount +8.3/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Edison! Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

Key facts

• Granite countertops
• Large corner pantry
• 9,975 sq ft lot

Tags

• OPEN CONCEPT LIVING AREA
• WELL-EQUIPPED KITCHEN
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• GRANITE COUNTERTOPS
• LARGE CORNER PANTRY

Property features AI

Finance

• Other: Subdivision: Whispering Springs
• HOA & community: Homeowners association with $400 annual fee (covers grounds maintenance); Community playground; Community pool

Exterior

• Parking: 2 parking spaces; Garage with concrete driveway and garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence (detached)
• Construction: Vinyl siding over frame construction; Slab foundation; Shingle roof; Built by D.R. Horton, Inc. - Gulf Coast
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: Cooktop; Range; Oven; Induction cooktop; Dishwasher; Disposal; Microwave; Range hood; Stainless steel appliances
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Breakfast bar; Eat-in kitchen
• Laundry & utility: Laundry room with inside washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-78 ($-933/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (14.9% below list).
• Recommended offer: $204k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Watson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#50 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety 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: 342 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 26 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $19k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $204,285 (14.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $244,135
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13017 Bayberry Ave	0.44mi	3/2.0 (-1)	1,616 (+4%)	0mo	$230,000	$142	67
13017 Bayberry Ave	0.44mi	3/2.0 (-1)	1,616 (+4%)	0mo	$235,000	$145	67
35510 Forest Manor Ave	0.69mi	4/2.0	1,576 (+1%)	2mo	$236,920	$150	64
35489 Forest Manor Ave	0.67mi	4/2.0	1,506 (-3%)	1mo	$230,900	$153	63
35423 Forest Manor Ave	0.67mi	3/2.0 (-1)	1,549 (-0%)	1mo	$258,795	$167	62
35531 Forest Manor Ave	0.67mi	4/2.0	1,506 (-3%)	3mo	$231,900	$154	61
35606 Vandora Dr	0.68mi	3/2.0 (-1)	1,549 (-0%)	2mo	$251,900	$163	61
35411 Forest Manor Ave	0.67mi	3/2.0 (-1)	1,549 (-0%)	3mo	$251,900	$163	61
35429 Forest Manor Ave	0.67mi	4/2.0	1,658 (+7%)	1mo	$260,900	$157	57
35429 Forest Manor Ave	0.67mi	4/2.0	1,658 (+7%)	1mo	$256,900	$155	57
35516 Forest Manor Ave	0.69mi	3/2.0 (-1)	1,386 (-11%)	1mo	$227,900	$164	44
35594 Vandora Dr	0.69mi	3/2.0 (-1)	1,343 (-14%)	3mo	$241,900	$180	38

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-43,790
• Equity at exit: $35,785

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-44,299
• Equity at exit: $20,751

Cash invested: $67,200 (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 70706

• Active inventory: 342
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,043 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$33
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-78

Break-even live

Break-even rent $2,141

Max offer price $228,752

Occupancy floor 99%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13111 Fowler Dr Walker, LA	3.0	2.0	1258	$1,700	$1.35	44d	1	0.66mi
35648 Avery Dr Denham Springs, LA	5.0	2.0	2077	$2,500	$1.20	19d	1	0.81mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: waterpool

Listing history 24 events

1. 2026-06-18
   days on market $240,000 Active 26 DOM
2. 2026-06-17
   days on market $240,000 Active 25 DOM
3. 2026-06-16
   days on market $240,000 Active 24 DOM
4. 2026-06-15
   days on market $240,000 Active 23 DOM
5. 2026-06-14
   days on market $240,000 Active 21 DOM
6. 2026-06-13
   days on market $240,000 Active 20 DOM
7. 2026-06-10
   days on market $240,000 Active 18 DOM
8. 2026-06-09
   days on market $240,000 Active 17 DOM
9. 2026-06-08
   days on market $240,000 Active 16 DOM
10. 2026-06-07
    pricedays on market $240,000 Active 15 DOM
11. 2026-06-03
    days on market $259,000 Active 11 DOM
12. 2026-06-02
    days on market $259,000 Active 10 DOM
13. 2026-06-01
    days on market $259,000 Active 9 DOM
14. 2026-05-31
    days on market $259,000 Active 8 DOM
15. 2026-05-31
    days on market $259,000 Active 7 DOM
16. 2026-05-23
    listed $259,000 Active
17. 2025-01-30
    soldstatus Closed 1209-char remark

    Show marketing remark (1209 chars)

    Welcome to the Edison! Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

18. 2024-12-30
    status Pending 1209-char remark

    Show marketing remark (1209 chars)

    Welcome to the Edison! Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

19. 2024-12-12
    status Active 1209-char remark

    Show marketing remark (1209 chars)

    Welcome to the Edison! Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

20. 2024-12-11
    status Pending 1209-char remark

    Show marketing remark (1209 chars)

    Welcome to the Edison! Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

21. 2024-12-11
    historical 1209-char remark

    Show marketing remark (1209 chars)

    Welcome to the Edison! Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

22. 2024-11-27
    status Pending 1209-char remark

    Show marketing remark (1209 chars)

    Welcome to the Edison! Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

23. 2024-11-01
    listed $242,900 Active

    Show marketing remark (1209 chars)

    Welcome to the Edison! Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

24. 2024-11-01
    listed $242,900 Active 1209-char remark

    Show marketing remark (1209 chars)

    Welcome to the Edison! Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,514
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$396
• − Depreciation: −$6,982
• Taxable loss: −$5,030
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $274/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 — Watson

• Score: 71/100
• State rank: #50
• US rank: #7247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,621

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 (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 15% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada, China

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: ▼ -88.82%
• Current HPI: 160.2185
• 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

+6.6% since first listed

9 events — show timeline

• 2026-05-23 Listed $259,000 GBRMLS
• 2025-01-30 Sold (MLS) — GBRMLS
• 2024-12-30 Pending — GBRMLS
• 2024-12-12 Relisted — GBRMLS
• 2024-12-11 Pending — GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-27 Pending — GBRMLS
• 2024-11-01 Listed $242,900 GBRMLS
• 2024-11-01 Listed $242,900 AcadianaMLS