26600 George White Rd · Albany, LA 70744

$190,000

2 bd · 1.0 ba · 1,041 sqft · SingleFamily · 20 Days on market

Built 1953 0.43 ac lot Est $191k · 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 +14.8/30.0
• ARV discount +7.6/15.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• 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

Sitting on just under half an acre, this home in Holden is ready for its new owner. You'll notice beautiful updates throughout - featuring hardwood floors, porcelain tile, and granite countertops. Start your mornings with a cup of coffee on the screened-in porch. Located in flood X, this home has added peace of mind. The front porch recently got a fresh coat of paint for a little refresh. Did I forget to mention the chicken coop and shed? Those will be yours too! Schedule your private tour today.

Key facts

• Screened-in porch
• Shed
• Granite countertops

Tags

• SCREENED-IN PORCH
• CHICKEN COOP
• SHED
• HARDWOOD FLOORS
• PORCELAIN TILE
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: Located in the Pine Lake Estates subdivision

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Septic tank
• Home design: Detached single-family residence; Residential property
• Construction: Pillar/post/pier foundation
• Exterior features: Vinyl siding; Lot roughly 0.43 acres with dimensions approx. 118 x 163 x 92 x 238

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $53 ($632/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (21.3% below list).
• Recommended offer: $150k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.7% in Albany — 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 77/100 on livability (#12 in LA, #3,099 nationally) — a middle-class / working-renter tenant base. Strengths: schools 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: 66 active listings in the ZIP; 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 20 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 22 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.
• Current owner paid $151k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,588 (21.3% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $190,503
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26655 James Chapel Rd N	0.41mi	3/2.0 (+1)	1,090 (+5%)	8mo	$199,900	$183	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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-27,524
• Equity at exit: $28,330

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-20,015
• Equity at exit: $16,428

Cash invested: $53,200 (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 70744

• Home prices YoY: -23.5%
• Active inventory: 66
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $53

Break-even live

Break-even rent $1,429

Max offer price $190,000

Occupancy floor 91%

Sensitivity live

Price	-10% $160	-5% $106	+0% $53	+5% $-1	+10% $-55
Rent	-10% $-65	-5% $-6	+0% $53	+5% $112	+10% $171
Rate	-1.0pp $148	-0.5pp $101	base $53	+0.5pp $3	+1.0pp $-47

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-22
   days on market $190,000 Active 20 DOM
2. 2026-06-18
   days on market $190,000 Active 17 DOM
3. 2026-06-17
   days on market $190,000 Active 16 DOM
4. 2026-06-16
   days on market $190,000 Active 15 DOM
5. 2026-06-15
   days on market $190,000 Active 14 DOM
6. 2026-06-14
   days on market $190,000 Active 12 DOM
7. 2026-06-13
   days on market $190,000 Active 11 DOM
8. 2026-06-10
   days on market $190,000 Active 9 DOM
9. 2026-06-09
   days on market $190,000 Active 8 DOM
10. 2026-06-08
    days on market $190,000 Active 7 DOM
11. 2026-06-07
    days on market $190,000 Active 6 DOM
12. 2026-06-03
    days on market $190,000 Active 2 DOM
13. 2026-06-01
    remarks 501-char remark
14. 2026-06-01
    listed $190,000 Active 1 DOM

ⓘ 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: $642 · $54/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$403/yr (+$34/mo · 62.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,951
• − Mortgage interest: −$10,643
• − Property taxes: −$642
• − Insurance: −$950
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$5,527
• Taxable loss: −$2,684
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $1,276/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 — Albany

• Score: 77/100
• State rank: #12
• US rank: #3099

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

• Population (ZIP): 5,857

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 9% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · 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: ▼ -45.97%
• Current HPI: 149.5343
• 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

+217.2% since first listed

36 events — show timeline

• 2026-06-01 Listed $190,000 GBRMLS
• 2022-06-02 Sold (Public Records) $151,000 Public Records
• 2022-05-31 Sold (MLS) — GBRMLS
• 2022-04-29 Pending — GBRMLS
• 2022-04-26 Listed $140,000 AcadianaMLS
• 2022-04-26 Listed $140,000 GBRMLS
• 2018-06-22 Sold (MLS) — GSREIN
• 2018-06-22 Sold (MLS) — GBRMLS
• 2018-05-29 Pending — GBRMLS
• 2018-05-18 Contingent — GSREIN
• 2018-05-18 Pending — GSREIN
• 2018-05-17 Contingent — GSREIN
• 2018-05-07 Listed $59,900 AcadianaMLS
• 2018-05-07 Listed $59,900 AcadianaMLS
• 2018-05-07 Listed $59,900 GSREIN
• 2018-05-07 Listed $59,900 GBRMLS
• 2014-10-20 Sold (Public Records) $95,000 Public Records
• 2014-10-03 Sold (MLS) — GBRMLS
• 2013-10-08 Listed $99,900 AcadianaMLS
• 2013-10-08 Listed $99,900 GBRMLS
• 2010-09-09 Listed $115,000 GSREIN
• 2010-09-09 Listed $115,000 AcadianaMLS
• 2008-02-29 Sold (MLS) — GBRMLS
• 2008-01-29 Listed $105,000 GBRMLS
• 2008-01-29 Listed $105,000 AcadianaMLS
• 2003-11-12 Sold (MLS) — GSREIN
• 2003-09-11 Listed $52,500 GSREIN
• 2003-09-11 Listed $52,500 AcadianaMLS
• 2002-11-22 Sold (MLS) — GSREIN
• 2002-10-07 Listed $27,500 GSREIN
• 2002-10-07 Listed $27,500 AcadianaMLS
• 2002-08-05 Listed $27,500 AcadianaMLS
• 2002-08-05 Listed $27,500 GBRMLS
• 2002-03-11 Listed $41,895 AcadianaMLS
• 2002-03-11 Listed $41,895 GBRMLS
• 2000-09-12 Listed $59,900 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2024): $642 · +27.5% YoY. Source: county tax records.