29965 Pete Miller Rd · Livingston, LA 70754

$189,000

3 bd · 2.0 ba · 1,497 sqft · SingleFamily · 41 Days on market

Built 1982 0.37 ac lot $126/sqft · 13% below area Est $218k · 13% under ↓ 14% since listing

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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 +16.8/30.0
• ARV discount +13.5/15.0
• DSCR +5.2/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this charming 3-bedroom, 2-bath home in Livingston sitting on .36 of an acre, shaded by beautiful oak trees that add character. This property offers a peaceful setting with plenty of outdoor space to enjoy. Even better, it's being offered with owner financing, making it a great opportunity for buyers looking for flexible options. This one is a must see, don't miss your chance to make it yours!

Key facts

• 0.37 acre lot
• Parking
• Built 1982

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story property; Brick construction; Shingle roof; Entry on slab foundation; Year built unknown
• Construction: Brick exterior; Shingle roof; Slab foundation
• Exterior features: Covered wood porch/patio; City lot; Rectangular lot; Lot dimensions approximately 368 x 127

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $161k (14.8% below list).
• Recommended offer: $161k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 233 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 41 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $161,102 (14.8% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (median comp): $217,956
• List price: $189,000
• Delta: -13.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21018 April Ln	0.37mi	3/2.0	1,540 (+3%)	10mo	$250,000	$162	69
29631 Cedar St	0.47mi	3/2.0	1,540 (+3%)	9mo	$220,000	$143	66
29645 Cedar St	0.43mi	4/2.0 (+1)	1,557 (+4%)	19mo	$190,000	$122	52
29741 S Cedar St	0.39mi	4/2.0 (+1)	1,330 (-11%)	9mo	$169,900	$128	51
20645 Texas St	0.70mi	3/1.0	1,326 (-11%)	17mo	$199,500	$150	30

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-22,988
• Equity at exit: $28,181

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-10,379
• Equity at exit: $16,341

Cash invested: $52,920 (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 70754

• Active inventory: 233
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $121

Break-even live

Break-even rent $1,458

Max offer price $189,000

Occupancy floor 87%

Sensitivity live

Price	-10% $228	-5% $175	+0% $121	+5% $68	+10% $14
Rent	-10% $-6	-5% $57	+0% $121	+5% $185	+10% $248
Rate	-1.0pp $216	-0.5pp $169	base $121	+0.5pp $72	+1.0pp $22

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $189,000 Active 41 DOM
2. 2026-06-17
   days on market $189,000 Active 40 DOM
3. 2026-06-16
   days on market $189,000 Active 39 DOM
4. 2026-06-15
   days on market $189,000 Active 38 DOM
5. 2026-06-14
   days on market $189,000 Active 36 DOM
6. 2026-06-13
   days on market $189,000 Active 35 DOM
7. 2026-06-10
   days on market $189,000 Active 33 DOM
8. 2026-06-09
   days on market $189,000 Active 32 DOM
9. 2026-06-08
   days on market $189,000 Active 31 DOM
10. 2026-06-07
    days on market $189,000 Active 30 DOM
11. 2026-06-03
    days on market $189,000 Active 26 DOM
12. 2026-06-02
    days on market $189,000 Active 25 DOM
13. 2026-06-01
    days on market $189,000 Active 24 DOM
14. 2026-05-31
    days on market $189,000 Active 23 DOM
15. 2026-05-31
    days on market $189,000 Active 22 DOM
16. 2026-05-08
    listed $189,000 Active 406-char remark

    Show marketing remark (406 chars)

    Check out this charming 3-bedroom, 2-bath home in Livingston sitting on .36 of an acre, shaded by beautiful oak trees that add character. This property offers a peaceful setting with plenty of outdoor space to enjoy. Even better, it's being offered with owner financing, making it a great opportunity for buyers looking for flexible options. This one is a must see, don't miss your chance to make it yours!

17. 2026-05-08
    listed $189,000 Active 419-char remark

    Show marketing remark (406 chars)

    Check out this charming 3-bedroom, 2-bath home in Livingston sitting on .36 of an acre, shaded by beautiful oak trees that add character. This property offers a peaceful setting with plenty of outdoor space to enjoy. Even better, it's being offered with owner financing, making it a great opportunity for buyers looking for flexible options. This one is a must see, don't miss your chance to make it yours!

18. 2022-12-27
    soldstatus Sold

    Show marketing remark (504 chars)

    Invest and grow equity in Real Estate. Great Farmhouse style Home in the Town of Livingston! This home has a new roof, new paint inside and out and new water heater, new dishwasher, new light fixtures and flooring throughout. No carpet. It also offers granite countertops, Range Oven a large Living room and Formal Dining. The Kitchen has plenty space for a breakfast area. Lots of closets, Utility room with Linen close. New ceiling fans. All on a large lot . NO FLOOD! Message for more details. ˆ

19. 2022-12-27
    soldstatus $169,000

    Show marketing remark (504 chars)

    Invest and grow equity in Real Estate. Great Farmhouse style Home in the Town of Livingston! This home has a new roof, new paint inside and out and new water heater, new dishwasher, new light fixtures and flooring throughout. No carpet. It also offers granite countertops, Range Oven a large Living room and Formal Dining. The Kitchen has plenty space for a breakfast area. Lots of closets, Utility room with Linen close. New ceiling fans. All on a large lot . NO FLOOD! Message for more details. ˆ

20. 2022-11-26
    status Pending

    Show marketing remark (504 chars)

    Invest and grow equity in Real Estate. Great Farmhouse style Home in the Town of Livingston! This home has a new roof, new paint inside and out and new water heater, new dishwasher, new light fixtures and flooring throughout. No carpet. It also offers granite countertops, Range Oven a large Living room and Formal Dining. The Kitchen has plenty space for a breakfast area. Lots of closets, Utility room with Linen close. New ceiling fans. All on a large lot . NO FLOOD! Message for more details. ˆ

21. 2022-10-14
    price $179,999

    Show marketing remark (504 chars)

    Invest and grow equity in Real Estate. Great Farmhouse style Home in the Town of Livingston! This home has a new roof, new paint inside and out and new water heater, new dishwasher, new light fixtures and flooring throughout. No carpet. It also offers granite countertops, Range Oven a large Living room and Formal Dining. The Kitchen has plenty space for a breakfast area. Lots of closets, Utility room with Linen close. New ceiling fans. All on a large lot . NO FLOOD! Message for more details. ˆ

22. 2022-09-14
    price $189,900

    Show marketing remark (504 chars)

    Invest and grow equity in Real Estate. Great Farmhouse style Home in the Town of Livingston! This home has a new roof, new paint inside and out and new water heater, new dishwasher, new light fixtures and flooring throughout. No carpet. It also offers granite countertops, Range Oven a large Living room and Formal Dining. The Kitchen has plenty space for a breakfast area. Lots of closets, Utility room with Linen close. New ceiling fans. All on a large lot . NO FLOOD! Message for more details. ˆ

23. 2022-07-20
    price $209,900

    Show marketing remark (504 chars)

    Invest and grow equity in Real Estate. Great Farmhouse style Home in the Town of Livingston! This home has a new roof, new paint inside and out and new water heater, new dishwasher, new light fixtures and flooring throughout. No carpet. It also offers granite countertops, Range Oven a large Living room and Formal Dining. The Kitchen has plenty space for a breakfast area. Lots of closets, Utility room with Linen close. New ceiling fans. All on a large lot . NO FLOOD! Message for more details. ˆ

24. 2022-06-06
    listed $219,900 Active

    Show marketing remark (504 chars)

    Invest and grow equity in Real Estate. Great Farmhouse style Home in the Town of Livingston! This home has a new roof, new paint inside and out and new water heater, new dishwasher, new light fixtures and flooring throughout. No carpet. It also offers granite countertops, Range Oven a large Living room and Formal Dining. The Kitchen has plenty space for a breakfast area. Lots of closets, Utility room with Linen close. New ceiling fans. All on a large lot . NO FLOOD! Message for more details. ˆ

25. 2022-06-06
    listed $179,999

    Show marketing remark (504 chars)

    Invest and grow equity in Real Estate. Great Farmhouse style Home in the Town of Livingston! This home has a new roof, new paint inside and out and new water heater, new dishwasher, new light fixtures and flooring throughout. No carpet. It also offers granite countertops, Range Oven a large Living room and Formal Dining. The Kitchen has plenty space for a breakfast area. Lots of closets, Utility room with Linen close. New ceiling fans. All on a large lot . NO FLOOD! Message for more details. ˆ

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$58/yr (+$5/mo · 5.9%)

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,332
• − Mortgage interest: −$10,587
• − Property taxes: −$982
• − Insurance: −$945
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$5,498
• Taxable loss: −$1,773
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $1,878/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

• Population (ZIP): 12,153

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 10% Slovak 5% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Vietnamese 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: ▼ -90.25%
• Current HPI: 153.131
• 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

-14.1% since first listed

10 events — show timeline

• 2026-05-08 Listed $189,000 GSREIN
• 2026-05-08 Listed $189,000 AcadianaMLS
• 2022-12-27 Sold (Public Records) $169,000 Public Records
• 2022-12-27 Sold (MLS) — GBRMLS
• 2022-11-26 Pending — GBRMLS
• 2022-10-14 Price Changed $179,999 GBRMLS
• 2022-09-14 Price Changed $189,900 GBRMLS
• 2022-07-20 Price Changed $209,900 GBRMLS
• 2022-06-06 Listed $179,999 AcadianaMLS
• 2022-06-06 Listed $219,900 GBRMLS

Property tax history

+6.4%/yr

Latest (2024): $982 · +37.2% YoY. Source: county tax records.