37230 R & R Dr · Livingston, LA 70785

$107,500

2 bd · 2.0 ba · 975 sqft · Manufactured · 126 Days on market

Built 1982 2.00 ac lot

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Why this score? — see what drove the B- 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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Escape to the quiet countryside with this 2-bedroom, 2-bathroom mobile home situated on 2 spacious acres in Walker, LA! Whether you're looking for a cozy place to call home or planning to build your dream house, this property offers endless possibilities.Enjoy the freedom of plenty of open space, perfect for expansion, gardening, or recreational activities. With room to build, you can create the home you've always envisioned while enjoying the comfort of your current residence. Located in a peaceful setting yet just minutes from local amenities, shopping, and dining, this property combines country living with convenience. Don't miss this rare opportunity--schedule your showing today!

Key facts

• Open space
• Peaceful setting
• Local amenities

Tags

• SPACIOUS ACRES
• OPEN SPACE
• PEACEFUL SETTING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.9% in Livingston — 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 78/100 on livability (#9 in LA, #2,657 nationally) — a middle-class / working-renter tenant base. Strengths: crime 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: 253 active listings in the ZIP; solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).
• This rent is only 17% of the median local income ($89k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $743 of loan paydown is wiped out by about $3k 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 126 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 16y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $94,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.16% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,880
• Equity at exit: $16,029

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $14,157
• Equity at exit: $9,295

Cash invested: $30,100 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$564
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$45
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $212

Break-even live

Break-even rent $977

Max offer price $107,500

Occupancy floor 78%

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $107,500 Active 126 DOM
2. 2026-06-17
   days on market $107,500 Active 125 DOM
3. 2026-06-16
   days on market $107,500 Active 124 DOM
4. 2026-06-15
   days on market $107,500 Active 123 DOM
5. 2026-06-14
   days on market $107,500 Active 121 DOM
6. 2026-06-13
   days on market $107,500 Active 120 DOM
7. 2026-06-10
   days on market $107,500 Active 118 DOM
8. 2026-06-08
   days on market $107,500 Active 116 DOM
9. 2026-06-07
   pricedays on market $107,500 Active 115 DOM
10. 2026-06-03
    days on market $110,000 Active 111 DOM
11. 2026-06-02
    days on market $110,000 Active 110 DOM
12. 2026-06-01
    days on market $110,000 Active 109 DOM
13. 2026-05-31
    days on market $110,000 Active 108 DOM
14. 2026-05-31
    days on market $110,000 Active 107 DOM
15. 2026-05-02
    price $112,000 692-char remark

    Show marketing remark (698 chars)

    Escape to the quiet countryside with this 2-bedroom, 2-bathroom mobile home situated on 2 spacious acres in Walker, LA! Whether you're looking for a cozy place to call home or planning to build your dream house, this property offers endless possibilities. Enjoy the freedom of plenty of open space, perfect for expansion, gardening, or recreational activities. With room to build, you can create the home you've always envisioned while enjoying the comfort of your current residence. Located in a peaceful setting yet just minutes from local amenities, shopping, and dining, this property combines country living with convenience. Don't miss this rare opportunity—schedule your showing today!

16. 2026-05-02
    price $112,000 698-char remark

    Show marketing remark (698 chars)

    Escape to the quiet countryside with this 2-bedroom, 2-bathroom mobile home situated on 2 spacious acres in Walker, LA! Whether you're looking for a cozy place to call home or planning to build your dream house, this property offers endless possibilities. Enjoy the freedom of plenty of open space, perfect for expansion, gardening, or recreational activities. With room to build, you can create the home you've always envisioned while enjoying the comfort of your current residence. Located in a peaceful setting yet just minutes from local amenities, shopping, and dining, this property combines country living with convenience. Don't miss this rare opportunity—schedule your showing today!

17. 2026-02-12
    listed $114,500 Active 692-char remark

    Show marketing remark (698 chars)

    Escape to the quiet countryside with this 2-bedroom, 2-bathroom mobile home situated on 2 spacious acres in Walker, LA! Whether you're looking for a cozy place to call home or planning to build your dream house, this property offers endless possibilities. Enjoy the freedom of plenty of open space, perfect for expansion, gardening, or recreational activities. With room to build, you can create the home you've always envisioned while enjoying the comfort of your current residence. Located in a peaceful setting yet just minutes from local amenities, shopping, and dining, this property combines country living with convenience. Don't miss this rare opportunity—schedule your showing today!

18. 2026-02-12
    listed $114,500 Active 698-char remark

    Show marketing remark (698 chars)

    Escape to the quiet countryside with this 2-bedroom, 2-bathroom mobile home situated on 2 spacious acres in Walker, LA! Whether you're looking for a cozy place to call home or planning to build your dream house, this property offers endless possibilities. Enjoy the freedom of plenty of open space, perfect for expansion, gardening, or recreational activities. With room to build, you can create the home you've always envisioned while enjoying the comfort of your current residence. Located in a peaceful setting yet just minutes from local amenities, shopping, and dining, this property combines country living with convenience. Don't miss this rare opportunity—schedule your showing today!

19. 2026-02-08
    status Active
20. 2026-02-08
    status Active
21. 2026-01-28
    price $115,000
22. 2026-01-28
    price $115,000
23. 2026-01-03
    price $117,000
24. 2026-01-03
    price $117,000
25. 2025-11-29
    price $118,000
26. 2025-11-18
    price $118,000
27. 2025-08-18
    price $120,500
28. 2025-08-18
    price $120,500
29. 2025-07-10
    price $122,500
30. 2025-07-10
    price $122,500
31. 2025-06-23
    price $123,500
32. 2025-06-23
    price $123,500
33. 2025-05-22
    price $124,500
34. 2025-05-22
    price $124,500
35. 2025-03-20
    price $129,900
36. 2025-03-20
    price $129,900
37. 2025-03-10
    price $135,000
38. 2025-03-01
    price $135,000
39. 2025-02-07
    listed $140,000 Active
40. 2025-02-07
    listed $140,000 Active
41. 2017-06-29
    soldstatus Sold
42. 2017-06-13
    status Pending
43. 2017-06-09
    listed $18,000 Active
44. 2017-06-09
    listed $18,000
45. 2011-10-05
    listed $20,000
46. 2011-10-05
    listed $20,000
47. 2011-06-08
    listed $20,000
48. 2011-06-08
    listed $20,000
49. 2011-05-06
    soldstatus
50. 2011-04-04
    historical

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $591 · $49/mo
• Expected delta: +$131/yr (+$11/mo · 28.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $14,949
• − Mortgage interest: −$6,022
• − Property taxes: −$460
• − Insurance: −$2,040
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,127
• Taxable income: $907
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $2,326/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 — Livingston

• Score: 78/100
• State rank: #9
• US rank: #2657

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

• County: Livingston Parish · 87,496 people
• 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

+234.3% since first listed

40 events — show timeline

• 2026-05-02 Price Changed $112,000 AcadianaMLS
• 2026-05-02 Price Changed $112,000 GBRMLS
• 2026-02-12 Listed $114,500 GBRMLS
• 2026-02-12 Listed $114,500 AcadianaMLS
• 2026-02-08 Relisted — AcadianaMLS
• 2026-02-08 Relisted — GBRMLS
• 2026-01-28 Price Changed $115,000 AcadianaMLS
• 2026-01-28 Price Changed $115,000 GBRMLS
• 2026-01-03 Price Changed $117,000 AcadianaMLS
• 2026-01-03 Price Changed $117,000 GBRMLS
• 2025-11-29 Price Changed $118,000 AcadianaMLS
• 2025-11-18 Price Changed $118,000 GBRMLS
• 2025-08-18 Price Changed $120,500 AcadianaMLS
• 2025-08-18 Price Changed $120,500 GBRMLS
• 2025-07-10 Price Changed $122,500 AcadianaMLS
• 2025-07-10 Price Changed $122,500 GBRMLS
• 2025-06-23 Price Changed $123,500 AcadianaMLS
• 2025-06-23 Price Changed $123,500 GBRMLS
• 2025-05-22 Price Changed $124,500 GBRMLS
• 2025-05-22 Price Changed $124,500 AcadianaMLS
• 2025-03-20 Price Changed $129,900 AcadianaMLS
• 2025-03-20 Price Changed $129,900 GBRMLS
• 2025-03-10 Price Changed $135,000 AcadianaMLS
• 2025-03-01 Price Changed $135,000 GBRMLS
• 2025-02-07 Listed $140,000 GBRMLS
• 2025-02-07 Listed $140,000 AcadianaMLS
• 2017-06-29 Sold (MLS) — GBRMLS
• 2017-06-13 Pending — GBRMLS
• 2017-06-09 Listed $18,000 GBRMLS
• 2017-06-09 Listed $18,000 AcadianaMLS
• 2011-10-05 Listed $20,000 AcadianaMLS
• 2011-10-05 Listed $20,000 GBRMLS
• 2011-06-08 Listed $20,000 AcadianaMLS
• 2011-06-08 Listed $20,000 GBRMLS
• 2011-05-06 Sold (MLS) — GBRMLS
• 2011-04-04 Delisted — GBRMLS
• 2011-03-11 Listed $20,000 AcadianaMLS
• 2011-03-11 Listed $20,000 GBRMLS
• 2010-09-02 Listed $33,500 AcadianaMLS
• 2010-09-02 Listed $33,500 GBRMLS

Property tax history

+2.7%/yr

Latest (2024): $460 · +4.7% YoY. Source: county tax records.