36108 Norfolk Ave · Watson, LA 70706

$204,900

3 bd · 2.0 ba · 1,184 sqft · SingleFamily

Built 2005 0.25 ac lot Est $206k · at est.

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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 +12.3/30.0
• ARV discount +7.7/15.0
• Schools +4.0/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this sweet and charming 3BR/2BA home located in Crestwood Subdivision. When you walk in, you'll be greeted by a cozy living room accompanied by a fireplace, crown molding and tray ceilings. Privacy offered by a split floor plan with the luxury of a large master bath, a garden soaking tub, and stand up shower. The fenced in back yard is perfect for kids playing, pets, or entertaining. Located in Live Oak School District and easy access to Hwy 1019 and Hwy 16. Home did not flood - located in flood zone X. Brand NEW Roof in January 2022. Home also comes equipped with electric 220 plug for your electric vehicle or generator! * Structure square footage nor lot dimensions warranted by Realtor *

Key facts

• 0.25 acre lot
• Parking
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-38 ($-461/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (20.8% below list).
• Recommended offer: $162k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,266 (20.8% 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. 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. 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?
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: 0.79% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $206,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36246 Greenville Ave	0.26mi	3/2.0	1,187 (+0%)	1mo	$200,000	$168	87
36221 Lynchburg Dr	0.29mi	3/2.0	1,189 (+0%)	3mo	$207,000	$174	83
36140 Lynchburg Dr	0.26mi	3/2.0	1,186 (+0%)	10mo	$210,000	$177	80
10019 Lexington Dr	0.11mi	3/2.0	1,285 (+8%)	3mo	$217,500	$169	78
10130 Nashville Ct	0.31mi	3/2.0	1,203 (+2%)	9mo	$225,000	$187	76
10130 Memphis Ct	0.34mi	3/2.0	1,181 (-0%)	11mo	$207,000	$175	74
36238 Greenville Ave	0.25mi	3/2.0	1,184 (0%)	19mo	$207,000	$175	73
10004 Asheville Dr	0.14mi	3/2.0	1,278 (+8%)	14mo	$225,000	$176	69
36181 Lynchburg Dr	0.25mi	3/2.0	1,157 (-2%)	20mo	$195,000	$169	68
36101 Greenville Ave	0.04mi	3/2.0	1,344 (+14%)	10mo	$233,150	$173	68
10082 Lexington Dr	0.20mi	3/2.0	1,341 (+13%)	10mo	$212,000	$158	60
36287 Greenville Ave	0.34mi	3/2.0	1,301 (+10%)	13mo	$224,900	$173	57

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-35,684
• Equity at exit: $30,551

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-34,363
• Equity at exit: $17,716

Cash invested: $57,372 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-38

Break-even live

Break-even rent $1,671

Max offer price $198,113

Occupancy floor 97%

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10124 Nashville Ct Denham Springs, LA	3.0	2.0	1165	$1,600	$1.37	43d	1	0.27mi
10552 Tumbleweed Dr Denham Springs, LA	3.0	2.0	1463	$1,750	$1.20	43d	1	1.26mi

Listing history 1 events

1. 2026-06-17
   listed $204,900 Pending

ⓘ 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: $1,925 · $160/mo
• Projected year-2 tax: $1,925 · $160/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $19,472
• − Mortgage interest: −$11,478
• − Property taxes: −$1,925
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$5,961
• Taxable loss: −$4,032
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $507/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

+116.9% since first listed

15 events — show timeline

• 2022-03-31 Sold (Public Records) $190,000 Public Records
• 2022-03-31 Sold (MLS) — GBRMLS
• 2022-03-01 Pending — GBRMLS
• 2022-03-01 Listed $204,900 AcadianaMLS
• 2022-03-01 Listed $204,900 AcadianaMLS
• 2022-03-01 Listed $204,900 GBRMLS
• 2017-12-20 Sold (Public Records) $147,500 Public Records
• 2017-12-15 Sold (MLS) — GBRMLS
• 2017-11-20 Pending — GBRMLS
• 2017-09-18 Listed $149,900 GBRMLS
• 2017-09-18 Listed $149,900 AcadianaMLS
• 2007-04-10 Sold (Public Records) — Public Records
• 2000-08-21 Sold (MLS) — GBRMLS
• 2000-06-12 Listed $87,600 GBRMLS
• 2000-06-12 Listed $87,600 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2024): $1,925 · +17.6% YoY. Source: county tax records.