36162 Walker North Rd · Watson, LA 70785

$145,000

3 bd · 2.0 ba · 1,344 sqft · Land · 54 Days on market

Built 2000 4.90 ac lot $108/sqft · 11% below area Est $163k · 11% under

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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 +27.5/30.0
• ARV discount +12.4/15.0
• DSCR +9.6/10.0
• 1% rule +6.5/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to the country with this 4.9-acre property on Walker South Road! Partially cleared and ready for your dream home, this spacious tract offers the perfect blend of privacy and possibility. Featuring a pond, existing mobile home, and plenty of room to build, garden, or create your own private retreat--this property is full of potential. Enjoy peaceful country living while still being conveniently located near town amenities. Come build your dream home on this incredible piece of Walker property!

Key facts

• Room to build
• 4.9-acre property
• Pond

Tags

• 4.9-ACRE PROPERTY
• PARTIALLY CLEARED
• POND
• EXISTING MOBILE HOME
• ROOM TO BUILD
• PRIVATE RETREAT

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Deck; Waterfront lot with lake access

Interior

• Kitchen: Gas cooktop; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas cooktop; Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $145k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 253 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $4k 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 54 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $13k; list at $145k implies a 1015% gain — meaningful room to come down on a strong offer.

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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.15% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (median comp): $162,560
• List price: $145,000
• Delta: -10.80%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,182
• Equity at exit: $21,620

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $21,318
• Equity at exit: $12,537

Cash invested: $40,600 (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: $1,667 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$60
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $303

Break-even live

Break-even rent $1,284

Max offer price $145,000

Occupancy floor 77%

Sensitivity live

Price	-10% $385	-5% $344	+0% $303	+5% $262	+10% $221
Rent	-10% $171	-5% $237	+0% $303	+5% $369	+10% $434
Rate	-1.0pp $376	-0.5pp $340	base $303	+0.5pp $265	+1.0pp $227

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13111 Fowler Dr Walker, LA	3.0	2.0	1258	$1,700	$1.35	44d	1	1.36mi

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 54 DOM
2. 2026-06-17
   days on market $145,000 Active 53 DOM
3. 2026-06-16
   days on market $145,000 Active 52 DOM
4. 2026-06-15
   days on market $145,000 Active 51 DOM
5. 2026-06-14
   days on market $145,000 Active 49 DOM
6. 2026-06-13
   days on market $145,000 Active 48 DOM
7. 2026-06-10
   days on market $145,000 Active 46 DOM
8. 2026-06-09
   days on market $145,000 Active 45 DOM
9. 2026-06-08
   days on market $145,000 Active 44 DOM
10. 2026-06-07
    days on market $145,000 Active 43 DOM
11. 2026-06-03
    days on market $145,000 Active 39 DOM
12. 2026-06-02
    days on market $145,000 Active 38 DOM
13. 2026-06-01
    days on market $145,000 Active 37 DOM
14. 2026-05-31
    days on market $145,000 Active 36 DOM
15. 2026-05-31
    days on market $145,000 Active 35 DOM
16. 2026-04-26
    listed $145,000 Active 509-char remark
17. 2026-04-25
    listed $145,000 Active 504-char remark

    Show marketing remark (504 chars)

    Escape to the country with this 4.9-acre property on Walker South Road! Partially cleared and ready for your dream home, this spacious tract offers the perfect blend of privacy and possibility. Featuring a pond, existing mobile home, and plenty of room to build, garden, or create your own private retreat--this property is full of potential. Enjoy peaceful country living while still being conveniently located near town amenities. Come build your dream home on this incredible piece of Walker property!

18. 2013-01-16
    soldstatus $13,000

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $818 · $68/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 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $20,003
• − Mortgage interest: −$8,122
• − Property taxes: −$818
• − Insurance: −$2,228
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$4,218
• Taxable income: $1,417
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $3,293/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: 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

+1015.4% since first listed

3 events — show timeline

• 2026-04-26 Listed $145,000 GBRMLS
• 2026-04-25 Listed $145,000 AcadianaMLS
• 2013-01-16 Sold (Public Records) $13,000 Public Records

Property tax history

+5.5%/yr

Latest (2024): $818 · +13.2% YoY. Source: county tax records.