23225 Conifer Dr · Walker, LA 70726

$250,000

4 bd · 2.0 ba · 1,959 sqft · SingleFamily · 23 Days on market

Built 2015 0.38 ac lot Est $276k · 9% under $17/mo HOA · 1% of rent

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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 +12.8/30.0
• ARV discount +11.8/15.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ambrose - 4 bed/2 bath split open floor plan has beautiful maple cabinets, granite in the kitchen and bathrooms, 2 car garage, 3 side brick and an unbelievable new home warranty package. Arbor Walk is a family oriented subdivision with a new community playground! It is also minutes away from an elementary school, shopping, and the new Lady of the Lake Medical Facility.

Key facts

• Largest lots
• Granite countertops
• Expansive corner lot

Tags

• LARGEST LOTS
• OPEN-CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• FULLY FENCED BACKYARD
• EXPANSIVE CORNER LOT

Property features AI

Finance

• HOA & community: Homeowners association with management; Annual association fee of $200 (about $16.67/month)

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Vinyl siding, frame and brick exterior; Slab foundation
• Exterior features: Lot roughly 0.38 acres; Lot dimensions approximately 150 x 180 x 207 x 40; Subdivision: Arbor Walk

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-23 ($-271/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (18.8% below list).
• Recommended offer: $203k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% in Walker — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#19 in LA, #3,999 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities D-, 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: Rents rising (+3.8%/yr); 985 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).
• This rent runs 31% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $8k 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 23 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,080 (18.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $276,219
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13876 Avocado Dr	0.14mi	4/2.0	1,904 (-3%)	2mo	$181,000	$95	87
23189 Mango Dr	0.15mi	4/2.0	1,858 (-5%)	0mo	$264,900	$143	84
23289 Mango Dr	0.15mi	4/2.0	1,858 (-5%)	2mo	$274,000	$147	83
13896 Ponderosa Dr	0.19mi	4/2.0	1,858 (-5%)	5mo	$262,400	$141	79
23249 Conifer Dr	0.04mi	4/2.0	1,728 (-12%)	3mo	$242,900	$141	76
23199 Harlington Dr	0.32mi	4/2.5	1,833 (-6%)	1mo	$279,900	$153	72
23594 Conifer Dr	0.33mi	4/2.5	1,833 (-6%)	9mo	$251,485	$137	64
13821 Cantebury Ave	0.73mi	4/2.0	1,976 (+1%)	7mo	$269,900	$137	59
23489 Conifer Dr	0.31mi	4/2.5	1,742 (-11%)	8mo	$248,100	$142	59
23139 Berry View Dr	0.50mi	3/2.0 (-1)	1,884 (-4%)	9mo	$265,000	$141	58
23217 Harlington Dr	0.29mi	4/2.0	1,691 (-14%)	9mo	$259,500	$153	56
23510 Ryder Dr	0.71mi	3/2.0 (-1)	1,782 (-9%)	0mo	$247,035	$139	47

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 · 3.83% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-40,268
• Equity at exit: $37,276

10-year hold

• IRR: -6.4%
• Equity multiple: 0.57×
• Total profit: $-29,906
• Equity at exit: $21,615

Cash invested: $70,000 (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 70726

• Rents YoY: 3.8%
• Active inventory: 985
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$195 /mo · $2,336/yr
• Insurance: −$104
• HOA: −$17
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-23

Break-even live

Break-even rent $2,059

Max offer price $246,016

Occupancy floor 96%

Sensitivity live

Price	-10% $119	-5% $48	+0% $-23	+5% $-93	+10% $-164
Rent	-10% $-183	-5% $-103	+0% $-23	+5% $58	+10% $138
Rate	-1.0pp $103	-0.5pp $41	base $-23	+0.5pp $-87	+1.0pp $-153

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23295 Mango Dr Denham Springs, LA	4.0	2.0	1939	$2,100	$1.08	45d	1	0.14mi
13783 Fig Dr Denham Springs, LA	3.0	2.0	1613	$1,900	$1.18	25d	1	0.27mi
22862 Monterey Ave Dennis Mills, LA	3.0	2.0	1618	$1,875	$1.16	45d	1	0.43mi
22871 Balsam Dr Denham Springs, LA	4.0	2.0	1814	$1,975	$1.09	25d	1	0.53mi
23340 Ruger Dr Denham Springs, LA	4.0	2.0	1826	$1,800	$0.99	25d	1	0.71mi
23209 Kudu Trail Dr Denham Springs, LA	3.0	2.0	1887	$2,100	$1.11	45d	1	1.23mi
23209 Kudu Trail Dr Denham Springs, LA	3.0	2.0	1887	$1,850	$0.98	25d	1	1.23mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 22 events

1. 2026-06-22
   pricedays on market $250,000 Active 23 DOM
2. 2026-06-18
   days on market $255,400 Active 20 DOM
3. 2026-06-17
   days on market $255,400 Active 19 DOM
4. 2026-06-16
   days on market $255,400 Active 18 DOM
5. 2026-06-15
   days on market $255,400 Active 17 DOM
6. 2026-06-14
   days on market $255,400 Active 15 DOM
7. 2026-06-13
   days on market $255,400 Active 14 DOM
8. 2026-06-10
   days on market $255,400 Active 12 DOM
9. 2026-06-09
   days on market $255,400 Active 11 DOM
10. 2026-06-08
    days on market $255,400 Active 10 DOM
11. 2026-06-07
    pricedays on market $255,400 Active 9 DOM
12. 2026-06-03
    days on market $255,500 Active 5 DOM
13. 2026-06-02
    days on market $255,500 Active 4 DOM
14. 2026-06-01
    days on market $255,500 Active 3 DOM
15. 2026-05-31
    days on market $255,500 Active 2 DOM
16. 2026-05-27
    listed $255,500 Active
17. 2015-11-13
    soldstatus Sold 372-char remark

    Show marketing remark (372 chars)

    Ambrose - 4 bed/2 bath split open floor plan has beautiful maple cabinets, granite in the kitchen and bathrooms, 2 car garage, 3 side brick and an unbelievable new home warranty package. Arbor Walk is a family oriented subdivision with a new community playground! It is also minutes away from an elementary school, shopping, and the new Lady of the Lake Medical Facility.

18. 2015-09-08
    status Pending 372-char remark

    Show marketing remark (372 chars)

    Ambrose - 4 bed/2 bath split open floor plan has beautiful maple cabinets, granite in the kitchen and bathrooms, 2 car garage, 3 side brick and an unbelievable new home warranty package. Arbor Walk is a family oriented subdivision with a new community playground! It is also minutes away from an elementary school, shopping, and the new Lady of the Lake Medical Facility.

19. 2015-08-30
    price $173,900 372-char remark

    Show marketing remark (372 chars)

    Ambrose - 4 bed/2 bath split open floor plan has beautiful maple cabinets, granite in the kitchen and bathrooms, 2 car garage, 3 side brick and an unbelievable new home warranty package. Arbor Walk is a family oriented subdivision with a new community playground! It is also minutes away from an elementary school, shopping, and the new Lady of the Lake Medical Facility.

20. 2015-08-30
    status Active 372-char remark

    Show marketing remark (372 chars)

    Ambrose - 4 bed/2 bath split open floor plan has beautiful maple cabinets, granite in the kitchen and bathrooms, 2 car garage, 3 side brick and an unbelievable new home warranty package. Arbor Walk is a family oriented subdivision with a new community playground! It is also minutes away from an elementary school, shopping, and the new Lady of the Lake Medical Facility.

21. 2015-04-06
    listed $175,900 372-char remark

    Show marketing remark (372 chars)

    Ambrose - 4 bed/2 bath split open floor plan has beautiful maple cabinets, granite in the kitchen and bathrooms, 2 car garage, 3 side brick and an unbelievable new home warranty package. Arbor Walk is a family oriented subdivision with a new community playground! It is also minutes away from an elementary school, shopping, and the new Lady of the Lake Medical Facility.

22. 2015-04-06
    listed $173,900

    Show marketing remark (372 chars)

    Ambrose - 4 bed/2 bath split open floor plan has beautiful maple cabinets, granite in the kitchen and bathrooms, 2 car garage, 3 side brick and an unbelievable new home warranty package. Arbor Walk is a family oriented subdivision with a new community playground! It is also minutes away from an elementary school, shopping, and the new Lady of the Lake Medical Facility.

ⓘ 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: $2,336 · $195/mo
• Projected year-2 tax: $2,336 · $195/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $24,370
• − Mortgage interest: −$14,004
• − Property taxes: −$2,336
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − HOA: −$204
• − Depreciation: −$7,273
• Taxable loss: −$4,596
• Est. tax savings @ 24.0%: +$1,103
• After-tax cash flow: $833/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 — Walker

• Score: 75/100
• State rank: #19
• US rank: #3999

Category grades

Amenities D- Commute F Cost of living A+ Crime F 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
• City population: 23,921
• Metro: Baton Rouge, LA
• Population (ZIP): 63,575
• Household income: $78,621
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 1211.0

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 (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 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: ▼ -104.37%
• Current HPI: 170.2207
• Rent YoY: ▲ 3.83%
• 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

+45.3% since first listed

7 events — show timeline

• 2026-05-27 Listed $255,500 GBRMLS
• 2015-11-13 Sold (MLS) — GBRMLS
• 2015-09-08 Pending — GBRMLS
• 2015-08-30 Price Changed $173,900 GBRMLS
• 2015-08-30 Relisted — GBRMLS
• 2015-04-06 Listed $173,900 AcadianaMLS
• 2015-04-06 Listed $175,900 GBRMLS

Property tax history

+24.0%/yr

Latest (2024): $2,336 · +15.3% YoY. Source: county tax records.