30117 Corbin Ave · Walker, LA 70785

$155,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 32 Days on market

Built 2018 0.43 ac lot $124/sqft · 17% below area Est $187k · 17% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on almost a half acre rural tract with no HOA, this 2018 single wide manufactured home offers 3 bedrooms and 2 bathrooms. The layout features an open living room and kitchen with a built-in island, plus a split-bedroom plan that places the primary suite apart from the secondary bedrooms. The primary bath includes a garden tub and separate shower, while the hall bath serves the two additional bedrooms. Updates include new flooring and fresh paint completed in early 2026, along with a new refrigerator and kitchen appliances. Outdoor features include a covered back porch with wooden railings, a front porch with cast iron railings, and a 10x16 shed for storage or projects. Everyday stops are nearby, with CVS and Walgreens about 1 mi away and Walmart Supercenter and 7 Brew Coffee about 2 mi away.

Key facts

• 0.43 acre lot
• 4 parking spots
• Built 2018

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home (Model: Hamilton); Residential property
• Construction: Vinyl siding exterior; Pillar/post/pier foundation
• Exterior features: Vinyl siding; Lot roughly 0.43 acres (approx. 126 x 227 x 126 x 175)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/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 $153k (1.2% below list).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 253 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $5k 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 32 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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: 0.99% ✗
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (median comp): $186,919
• List price: $155,000
• Delta: -17.08%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14317 Mcdougal St	0.11mi	3/2.0	1,223 (-2%)	1mo	$165,000	$135	91
13666 Joseph St	0.47mi	3/2.0	1,220 (-2%)	0mo	$215,000	$176	74
13939 J R Dr	0.34mi	3/2.0	1,190 (-5%)	10mo	$199,000	$167	68
30426 Paul St	0.48mi	3/2.0	1,317 (+6%)	4mo	$215,000	$163	65
13616 South Trce	0.64mi	3/2.0	1,215 (-3%)	5mo	$209,000	$172	62
11608 Hwy 190	0.58mi	3/2.0	1,166 (-7%)	5mo	$95,500	$82	58
30441 Michelle St	0.55mi	3/2.0	1,186 (-5%)	12mo	$205,000	$173	57
30488 Jo Ann St	0.64mi	3/2.0	1,353 (+8%)	1mo	$229,900	$170	55
29883 Gaylord Rd	0.63mi	3/2.0	1,157 (-7%)	5mo	$178,000	$154	54
30438 Jo Ann St	0.57mi	3/2.0	1,327 (+6%)	11mo	$235,000	$177	54
13563 S Trace Dr	0.73mi	3/2.0	1,168 (-6%)	2mo	$205,000	$176	53
13967 J R Dr	0.48mi	3/2.0	1,400 (+12%)	9mo	$193,000	$138	50

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-6,705
• Equity at exit: $23,111

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $17,675
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$813
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $290

Break-even live

Break-even rent $1,164

Max offer price $155,000

Occupancy floor 76%

Sensitivity live

Price	-10% $378	-5% $334	+0% $290	+5% $246	+10% $202
Rent	-10% $169	-5% $230	+0% $290	+5% $351	+10% $411
Rate	-1.0pp $368	-0.5pp $330	base $290	+0.5pp $250	+1.0pp $209

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10799 Florida Blvd Unit 3 Walker, LA	2.0	2.0	800	$1,300	$1.62	15d	1	0.34mi
10799 Florida Blvd Unit 14 Walker, LA	2.0	2.0	800	$1,200	$1.50	44d	1	0.34mi
13601 Ball Park Rd Unit 1 Walker, LA	3.0	2.0	1350	$1,350	$1.00	44d	1	0.56mi
30100 Walker Rd N Walker, LA	1.0–3.0	1.0–2.0	1019	$1,753	$1.72	15d	15	0.81mi
13080 Burgess Ave #8 Walker, LA	2.0	1.5	1088	$1,300	$1.19	44d	1	1.20mi
30794 Tanner Ln Walker, LA	3.0	2.0	1184	$1,550	$1.31	24d	1	1.36mi
30184 Smith Dr Walker, LA	2.0	2.0	900	$1,200	$1.33	44d	1	1.40mi
30024 King St Unit D Walker, LA	2.0	2.0	977	$1,400	$1.43	44d	1	1.49mi

Listing history 17 events

1. 2026-06-08
   status $155,000 Pending 32 DOM

   Show marketing remark (806 chars)

   Set on almost a half acre rural tract with no HOA, this 2018 single wide manufactured home offers 3 bedrooms and 2 bathrooms. The layout features an open living room and kitchen with a built-in island, plus a split-bedroom plan that places the primary suite apart from the secondary bedrooms. The primary bath includes a garden tub and separate shower, while the hall bath serves the two additional bedrooms. Updates include new flooring and fresh paint completed in early 2026, along with a new refrigerator and kitchen appliances. Outdoor features include a covered back porch with wooden railings, a front porch with cast iron railings, and a 10x16 shed for storage or projects. Everyday stops are nearby, with CVS and Walgreens about 1 mi away and Walmart Supercenter and 7 Brew Coffee about 2 mi away.

2. 2026-06-07
   pricedays on market $155,000 Active 32 DOM
3. 2026-06-03
   days on market $165,000 Active 28 DOM
4. 2026-06-02
   days on market $165,000 Active 27 DOM
5. 2026-06-01
   days on market $165,000 Active 26 DOM
6. 2026-05-31
   days on market $165,000 Active 25 DOM
7. 2026-05-31
   days on market $165,000 Active 24 DOM
8. 2026-05-06
   listed $165,000 Active 806-char remark

   Show marketing remark (806 chars)

   Set on almost a half acre rural tract with no HOA, this 2018 single wide manufactured home offers 3 bedrooms and 2 bathrooms. The layout features an open living room and kitchen with a built-in island, plus a split-bedroom plan that places the primary suite apart from the secondary bedrooms. The primary bath includes a garden tub and separate shower, while the hall bath serves the two additional bedrooms. Updates include new flooring and fresh paint completed in early 2026, along with a new refrigerator and kitchen appliances. Outdoor features include a covered back porch with wooden railings, a front porch with cast iron railings, and a 10x16 shed for storage or projects. Everyday stops are nearby, with CVS and Walgreens about 1 mi away and Walmart Supercenter and 7 Brew Coffee about 2 mi away.

9. 2026-05-06
   listed $165,000 Active 806-char remark

   Show marketing remark (806 chars)

   Set on almost a half acre rural tract with no HOA, this 2018 single wide manufactured home offers 3 bedrooms and 2 bathrooms. The layout features an open living room and kitchen with a built-in island, plus a split-bedroom plan that places the primary suite apart from the secondary bedrooms. The primary bath includes a garden tub and separate shower, while the hall bath serves the two additional bedrooms. Updates include new flooring and fresh paint completed in early 2026, along with a new refrigerator and kitchen appliances. Outdoor features include a covered back porch with wooden railings, a front porch with cast iron railings, and a 10x16 shed for storage or projects. Everyday stops are nearby, with CVS and Walgreens about 1 mi away and Walmart Supercenter and 7 Brew Coffee about 2 mi away.

10. 2026-03-16
    soldstatus $155,000
11. 2026-03-13
    soldstatus $155,000 Sold

    Show marketing remark (433 chars)

    Beautiful home offering 3 bedrooms and 2 bathrooms, situated on a spacious . 43 acre lot in Flood Zone X (no flood insurance required). This home features elegant cast iron railings, a covered back patio perfect for outdoor entertaining, and is eligible for 100% financing for qualified buyers. Located in the highly desirable North Corbin and Walker school districts. This property is a fantastic opportunity you don't want to miss.

12. 2026-03-13
    soldstatus Closed

    Show marketing remark (433 chars)

    Beautiful home offering 3 bedrooms and 2 bathrooms, situated on a spacious . 43 acre lot in Flood Zone X (no flood insurance required). This home features elegant cast iron railings, a covered back patio perfect for outdoor entertaining, and is eligible for 100% financing for qualified buyers. Located in the highly desirable North Corbin and Walker school districts. This property is a fantastic opportunity you don't want to miss.

13. 2026-03-05
    status Pending

    Show marketing remark (433 chars)

    Beautiful home offering 3 bedrooms and 2 bathrooms, situated on a spacious . 43 acre lot in Flood Zone X (no flood insurance required). This home features elegant cast iron railings, a covered back patio perfect for outdoor entertaining, and is eligible for 100% financing for qualified buyers. Located in the highly desirable North Corbin and Walker school districts. This property is a fantastic opportunity you don't want to miss.

14. 2026-03-05
    status Pending

    Show marketing remark (433 chars)

    Beautiful home offering 3 bedrooms and 2 bathrooms, situated on a spacious . 43 acre lot in Flood Zone X (no flood insurance required). This home features elegant cast iron railings, a covered back patio perfect for outdoor entertaining, and is eligible for 100% financing for qualified buyers. Located in the highly desirable North Corbin and Walker school districts. This property is a fantastic opportunity you don't want to miss.

15. 2026-02-26
    listed $162,000 Active

    Show marketing remark (433 chars)

    Beautiful home offering 3 bedrooms and 2 bathrooms, situated on a spacious . 43 acre lot in Flood Zone X (no flood insurance required). This home features elegant cast iron railings, a covered back patio perfect for outdoor entertaining, and is eligible for 100% financing for qualified buyers. Located in the highly desirable North Corbin and Walker school districts. This property is a fantastic opportunity you don't want to miss.

16. 2026-02-26
    listed $162,000 Active

    Show marketing remark (433 chars)

    Beautiful home offering 3 bedrooms and 2 bathrooms, situated on a spacious . 43 acre lot in Flood Zone X (no flood insurance required). This home features elegant cast iron railings, a covered back patio perfect for outdoor entertaining, and is eligible for 100% financing for qualified buyers. Located in the highly desirable North Corbin and Walker school districts. This property is a fantastic opportunity you don't want to miss.

17. 2025-02-24
    soldstatus $20,000

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$346/yr (+$29/mo · 68.3%)

ⓘ 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 · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,377
• − Mortgage interest: −$8,682
• − Property taxes: −$506
• − Insurance: −$775
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,509
• Taxable income: $964
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $3,251/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

• Census place: Walker, LA
• County: Livingston Parish · 87,496 people
• City population: 23,921
• 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

+675.0% since first listed

14 events — show timeline

• 2026-06-08 Pending — AcadianaMLS
• 2026-06-08 Pending — GBRMLS
• 2026-06-04 Price Changed $155,000 AcadianaMLS
• 2026-06-04 Price Changed $155,000 GBRMLS
• 2026-05-06 Listed $165,000 GBRMLS
• 2026-05-06 Listed $165,000 AcadianaMLS
• 2026-03-16 Sold (Public Records) $155,000 Public Records
• 2026-03-13 Sold (MLS) — AcadianaMLS
• 2026-03-13 Sold (MLS) — GBRMLS
• 2026-03-05 Pending — AcadianaMLS
• 2026-03-05 Pending — GBRMLS
• 2026-02-26 Listed $162,000 AcadianaMLS
• 2026-02-26 Listed $162,000 GBRMLS
• 2025-02-24 Sold (Public Records) $20,000 Public Records

Property tax history

-4.5%/yr

Latest (2024): $506 · -3.0% YoY. Source: county tax records.