32273 Mary Ann Way · Watson, LA 70006

$200,000

4 bd · 2.0 ba · 1,943 sqft · Manufactured · 29 Days on market

Built 2010 0.46 ac lot $103/sqft · 23% above area Est $162k · 23% over

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 32273 Mary Ann Way in Denham Springs! This beautifully remodeled home sits on approximately 0.46 acres in a quiet, peaceful neighborhood. Featuring a new roof, new flooring, tall ceilings throughout, and a fully updated interior, this property is move-in ready. The spacious open-concept layout flows seamlessly into a stunning kitchen complete with modern finishes, new appliances, and a large island, perfect for entertaining. Both bathrooms have been tastefully remodeled with updated fixtures and finishes, offering a clean and contemporary feel. Enjoy the oversized yard with plenty of space for outdoor living, gatherings, or future additions. Whether you're looking for comfort, style, or space, this home checks all the boxes. Schedule your private showing today!

Key facts

• Tall ceilings
• New flooring
• Stunning kitchen

Tags

• NEW ROOF
• NEW FLOORING
• TALL CEILINGS
• FULLY UPDATED INTERIOR
• SPACIOUS OPEN-CONCEPT LAYOUT
• STUNNING KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.8% in Watson — 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 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: 76 active listings in the ZIP; solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (median comp): $162,136
• List price: $200,000
• Delta: 23.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9949 King Arthur Ave	0.16mi	4/2.0	2,053 (+6%)	1mo	$75,000	$37	82
32218 Tuck Ln	0.23mi	3/2.0 (-1)	1,866 (-4%)	12mo	$189,999	$102	68
10012 Little John Ave	0.18mi	5/2.0 (+1)	2,128 (+10%)	13mo	$209,000	$98	59
9954 Cochise Dr	0.72mi	4/2.0	1,950 (+0%)	12mo	$149,900	$77	56
9557 Barber St	0.59mi	3/2.0 (-1)	1,800 (-7%)	12mo	$155,000	$86	45

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,544
• Equity at exit: $29,821

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $29,558
• Equity at exit: $17,292

Cash invested: $56,000 (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 70006

• Active inventory: 76
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,068 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $423

Break-even live

Break-even rent $1,532

Max offer price $200,000

Occupancy floor 75%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-13
   status Pending 782-char remark

   Show marketing remark (782 chars)

   Welcome to 32273 Mary Ann Way in Denham Springs! This beautifully remodeled home sits on approximately 0.46 acres in a quiet, peaceful neighborhood. Featuring a new roof, new flooring, tall ceilings throughout, and a fully updated interior, this property is move-in ready. The spacious open-concept layout flows seamlessly into a stunning kitchen complete with modern finishes, new appliances, and a large island, perfect for entertaining. Both bathrooms have been tastefully remodeled with updated fixtures and finishes, offering a clean and contemporary feel. Enjoy the oversized yard with plenty of space for outdoor living, gatherings, or future additions. Whether you're looking for comfort, style, or space, this home checks all the boxes. Schedule your private showing today!

2. 2026-05-13
   status Pending 782-char remark

   Show marketing remark (782 chars)

   Welcome to 32273 Mary Ann Way in Denham Springs! This beautifully remodeled home sits on approximately 0.46 acres in a quiet, peaceful neighborhood. Featuring a new roof, new flooring, tall ceilings throughout, and a fully updated interior, this property is move-in ready. The spacious open-concept layout flows seamlessly into a stunning kitchen complete with modern finishes, new appliances, and a large island, perfect for entertaining. Both bathrooms have been tastefully remodeled with updated fixtures and finishes, offering a clean and contemporary feel. Enjoy the oversized yard with plenty of space for outdoor living, gatherings, or future additions. Whether you're looking for comfort, style, or space, this home checks all the boxes. Schedule your private showing today!

3. 2026-04-29
   status Active 782-char remark

   Show marketing remark (782 chars)

   Welcome to 32273 Mary Ann Way in Denham Springs! This beautifully remodeled home sits on approximately 0.46 acres in a quiet, peaceful neighborhood. Featuring a new roof, new flooring, tall ceilings throughout, and a fully updated interior, this property is move-in ready. The spacious open-concept layout flows seamlessly into a stunning kitchen complete with modern finishes, new appliances, and a large island, perfect for entertaining. Both bathrooms have been tastefully remodeled with updated fixtures and finishes, offering a clean and contemporary feel. Enjoy the oversized yard with plenty of space for outdoor living, gatherings, or future additions. Whether you're looking for comfort, style, or space, this home checks all the boxes. Schedule your private showing today!

4. 2026-04-28
   status Active 782-char remark

   Show marketing remark (782 chars)

   Welcome to 32273 Mary Ann Way in Denham Springs! This beautifully remodeled home sits on approximately 0.46 acres in a quiet, peaceful neighborhood. Featuring a new roof, new flooring, tall ceilings throughout, and a fully updated interior, this property is move-in ready. The spacious open-concept layout flows seamlessly into a stunning kitchen complete with modern finishes, new appliances, and a large island, perfect for entertaining. Both bathrooms have been tastefully remodeled with updated fixtures and finishes, offering a clean and contemporary feel. Enjoy the oversized yard with plenty of space for outdoor living, gatherings, or future additions. Whether you're looking for comfort, style, or space, this home checks all the boxes. Schedule your private showing today!

5. 2026-04-15
   status Pending 782-char remark

   Show marketing remark (782 chars)

   Welcome to 32273 Mary Ann Way in Denham Springs! This beautifully remodeled home sits on approximately 0.46 acres in a quiet, peaceful neighborhood. Featuring a new roof, new flooring, tall ceilings throughout, and a fully updated interior, this property is move-in ready. The spacious open-concept layout flows seamlessly into a stunning kitchen complete with modern finishes, new appliances, and a large island, perfect for entertaining. Both bathrooms have been tastefully remodeled with updated fixtures and finishes, offering a clean and contemporary feel. Enjoy the oversized yard with plenty of space for outdoor living, gatherings, or future additions. Whether you're looking for comfort, style, or space, this home checks all the boxes. Schedule your private showing today!

6. 2026-04-15
   status Pending 782-char remark

   Show marketing remark (782 chars)

   Welcome to 32273 Mary Ann Way in Denham Springs! This beautifully remodeled home sits on approximately 0.46 acres in a quiet, peaceful neighborhood. Featuring a new roof, new flooring, tall ceilings throughout, and a fully updated interior, this property is move-in ready. The spacious open-concept layout flows seamlessly into a stunning kitchen complete with modern finishes, new appliances, and a large island, perfect for entertaining. Both bathrooms have been tastefully remodeled with updated fixtures and finishes, offering a clean and contemporary feel. Enjoy the oversized yard with plenty of space for outdoor living, gatherings, or future additions. Whether you're looking for comfort, style, or space, this home checks all the boxes. Schedule your private showing today!

7. 2026-03-30
   listed $200,000 Active 782-char remark

   Show marketing remark (782 chars)

   Welcome to 32273 Mary Ann Way in Denham Springs! This beautifully remodeled home sits on approximately 0.46 acres in a quiet, peaceful neighborhood. Featuring a new roof, new flooring, tall ceilings throughout, and a fully updated interior, this property is move-in ready. The spacious open-concept layout flows seamlessly into a stunning kitchen complete with modern finishes, new appliances, and a large island, perfect for entertaining. Both bathrooms have been tastefully remodeled with updated fixtures and finishes, offering a clean and contemporary feel. Enjoy the oversized yard with plenty of space for outdoor living, gatherings, or future additions. Whether you're looking for comfort, style, or space, this home checks all the boxes. Schedule your private showing today!

8. 2026-03-30
   listed $200,000 Active 782-char remark

   Show marketing remark (782 chars)

   Welcome to 32273 Mary Ann Way in Denham Springs! This beautifully remodeled home sits on approximately 0.46 acres in a quiet, peaceful neighborhood. Featuring a new roof, new flooring, tall ceilings throughout, and a fully updated interior, this property is move-in ready. The spacious open-concept layout flows seamlessly into a stunning kitchen complete with modern finishes, new appliances, and a large island, perfect for entertaining. Both bathrooms have been tastefully remodeled with updated fixtures and finishes, offering a clean and contemporary feel. Enjoy the oversized yard with plenty of space for outdoor living, gatherings, or future additions. Whether you're looking for comfort, style, or space, this home checks all the boxes. Schedule your private showing today!

9. 2006-10-17
   listed $84,500

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$160/yr (+$13/mo · 17.0%)

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

Taxation est. · year 1

• Rental income: $24,812
• − Mortgage interest: −$11,203
• − Property taxes: −$940
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$5,818
• Taxable income: $1,881
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $4,624/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

• County: Jefferson Parish · 426,999 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 16,170
• Household income: $76,505
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 590.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 26% Two or more races 18% Black 9% Asian 6% Native American 3%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Lithuanian 11% Armenian 2% Italian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 65% English-only · Spanish 20% Arabic 6% Other Indo-European 4%

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: ▼ -162.73%
• Current HPI: 184.7849
• Rent YoY: —
• Metro: New Orleans-Metairie, 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

+136.7% since first listed

9 events — show timeline

• 2026-05-13 Pending — AcadianaMLS
• 2026-05-13 Pending — GBRMLS
• 2026-04-29 Relisted — AcadianaMLS
• 2026-04-28 Relisted — GBRMLS
• 2026-04-15 Pending — AcadianaMLS
• 2026-04-15 Pending — GBRMLS
• 2026-03-30 Listed $200,000 GBRMLS
• 2026-03-30 Listed $200,000 AcadianaMLS
• 2006-10-17 Listed $84,500 AcadianaMLS

Property tax history

-1.8%/yr

Latest (2023): $940 · -0.7% YoY. Source: county tax records.