Stags II H Plan · Walker, LA 70726

$206,990

3 bd · 2.0 ba · 1,225 sqft · SingleFamily · 113 Days on market

Poor condition

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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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Stags II H floor plan by DSLD Homes, designed for those who appreciate spacious living and energy efficiency. With 1,225 square feet of living area, with 3 bedrooms and 2 bathrooms this home provides the ideal layout for families seeking both comfort and style. The open floor plan connects the living, dining, and kitchen areas, creating a bright, airy atmosphere perfect for entertaining or family time. The home's siding exterior offer lasting curb appeal, while the covered rear patio creates an inviting outdoor space for relaxation or outdoor activities. The master suite is a luxurious retreat with a double vanity. . The spacious walk-in master closet offers ample storage space for your wardrobe and accessories. Additional features include a boot bench in the utility room, one-car garage with extra storage, and a floor plan designed for modern living that enhances both convenience and efficiency. With its energy-efficient design, the Stags II H offers lower utility costs while providing a high-quality, comfortable living environment for years to come.

Key facts

• Garage
• Listed 113 days

🏗️ New construction. The $206,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $202,741.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $207k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $34 ($404/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 $182k (12.3% below list).
• Recommended offer: $182k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.8% in Walker — 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 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); 976 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

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 113 days — a 9% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Recommended offer $181,618 (12.3% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $202,741
• List price: $206,990
• Delta: 2.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23497 Springhill Dr	0.08mi	3/2.0	1,196 (-2%)	22mo	$199,500	$167	74
23481 Country Manor Ave	0.03mi	3/1.5	1,203 (-2%)	23mo	$194,000	$161	74
23550 Country Manor Ave	0.19mi	3/2.0	1,189 (-3%)	18mo	$195,000	$164	71
23544 Wellington Ave	0.22mi	3/1.5	1,133 (-8%)	9mo	$185,000	$163	68
23562 Country Manor Ave	0.21mi	3/2.0	1,165 (-5%)	19mo	$165,000	$142	66
23482 Country Manor Ave	0.06mi	4/2.0 (+1)	1,398 (+14%)	13mo	$199,500	$143	58
23522 Country Manor Ave	0.13mi	4/2.0 (+1)	1,398 (+14%)	10mo	$199,900	$143	57
11553 Mary Lee Dr	0.72mi	3/2.0	1,314 (+7%)	3mo	$214,900	$164	52
23800 Stonegate Dr	0.65mi	3/2.0	1,165 (-5%)	18mo	$207,000	$178	46
24578 Rolling Mdw	0.72mi	3/2.0	1,402 (+14%)	10mo	$212,000	$151	34
11536 Mary Lee Dr	0.74mi	3/2.0	1,370 (+12%)	18mo	$214,900	$157	31
11533 Mary Lee Dr	0.71mi	3/2.0	1,398 (+14%)	20mo	$200,000	$143	27

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-29,151
• Equity at exit: $30,229

10-year hold

• IRR: -4.1%
• Equity multiple: 0.72×
• Total profit: $-16,128
• Equity at exit: $17,529

Cash invested: $56,767 (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: 976
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$1,063
• Tax est. 1.5%: −$253 /mo · $3,041/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $34

Break-even live

Break-even rent $1,774

Max offer price $202,741

Occupancy floor 93%

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: $50,685
• Closing costs: $6,082
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	43d	1	0.74mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	21d	1	1.16mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	43d	1	1.19mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	14d	1	1.19mi

Listing history 15 events

1. 2026-06-18
   days on market $206,990 Active 113 DOM
2. 2026-06-17
   days on market $206,990 Active 112 DOM
3. 2026-06-16
   days on market $206,990 Active 111 DOM
4. 2026-06-15
   days on market $206,990 Active 110 DOM
5. 2026-06-14
   days on market $206,990 Active 108 DOM
6. 2026-06-13
   days on market $206,990 Active 107 DOM
7. 2026-06-10
   days on market $206,990 Active 105 DOM
8. 2026-06-08
   days on market $206,990 Active 103 DOM
9. 2026-06-07
   days on market $206,990 Active 102 DOM
10. 2026-06-03
    days on market $206,990 Active 98 DOM
11. 2026-06-02
    days on market $206,990 Active 97 DOM
12. 2026-06-01
    days on market $206,990 Active 96 DOM
13. 2026-05-31
    days on market $206,990 Active 95 DOM
14. 2026-05-31
    days on market $206,990 Active 94 DOM
15. 2026-02-25
    listed $206,990 Active 1082-char remark

    Show marketing remark (1082 chars)

    Welcome to the Stags II H floor plan by DSLD Homes, designed for those who appreciate spacious living and energy efficiency. With 1,225 square feet of living area, with 3 bedrooms and 2 bathrooms this home provides the ideal layout for families seeking both comfort and style. The open floor plan connects the living, dining, and kitchen areas, creating a bright, airy atmosphere perfect for entertaining or family time. The home's siding exterior offer lasting curb appeal, while the covered rear patio creates an inviting outdoor space for relaxation or outdoor activities. The master suite is a luxurious retreat with a double vanity. . The spacious walk-in master closet offers ample storage space for your wardrobe and accessories. Additional features include a boot bench in the utility room, one-car garage with extra storage, and a floor plan designed for modern living that enhances both convenience and efficiency. With its energy-efficient design, the Stags II H offers lower utility costs while providing a high-quality, comfortable living environment for years to come.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,794
• − Mortgage interest: −$11,357
• − Property taxes: −$3,041
• − Insurance: −$1,014
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$5,898
• Taxable loss: −$3,002
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $1,125/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and maintenance, including exterior siding, roof, and interior walls. Significant updates are needed to improve its condition and resale value.

Repairs flagged

• Major exterior siding — Significant wear and possible damage
• Major roof — Aged appearance
• Major interior walls/paint — No visible interior, but the foundation appears stable
• Major bathrooms — No visible bathrooms
• Major kitchen — No visible kitchen
• Major systems — No visible systems

Value-add opportunities

• Resale repair and paint exterior — Enhances curb appeal
• Resale repair and paint interior walls — Improves interior appearance
• Resale repair roof — Fixes a major issue

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and possible damage	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
interior walls/paint · No visible interior, but the foundation appears stable	Major	$15,000–50,000
bathrooms · No visible bathrooms	Major	$15,000–50,000
kitchen · No visible kitchen	Major	$15,000–50,000
systems · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale repair and paint exterior — Enhances curb appeal ↑
• Resale repair and paint interior walls — Improves interior appearance ↑
• Resale repair roof — Fixes a major issue ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-02-25 Listed $206,990 Zillow