31855 La Hwy 16 #501 · Central, LA 70726

$94,900

2 bd · 2.0 ba · 1,080 sqft · Condo · 96 Days on market

Built 2010 Good condition $88/sqft · 26% above area Est $75k · 26% over $165/mo HOA · 12% of rent ↓ 20% 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 +25.5/30.0
• 1% rule +8.9/10.0
• DSCR +8.5/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME AND DISCOVER THE PERFECT BLEND OF CONVENIENCE AND COMFORT WITH THIS 1080 SQUARE FOOT 2-BEDROOM, 2-BATHROOM DOWNSTAIRS CONDO, NESTLED IN A QUIET GATED COMMUNITY IN THE HEART OF DENHAM SPRINGS. BOASTING A GREAT LOCATION AND AN EVEN BETTER PRICE, THIS CONDO PRESENTS AN ENTICING OPPORTUNITY FOR HOMEOWNERS AND INVESTORS ALIKE. STEP INSIDE TO BE GREETED BY A SPACIOUS OPEN FLOOR PLAN THAT SEAMLESSLY CONNECTS THE LIVING ROOM, KITCHEN, AND DINING AREA. THE LIVING ROOM HAS 9-FT. CEILINGS, CROWN MOLDING, CERAMIC TILE FLOORING, OFFERING BOTH DURABILITY AND A STYLISH TOUCH. THE KITCHEN, FEATURES CERAMIC TILE FLOORING, A RAISED EAT AT BREAKFAST BAR, A BUILT-IN MICROWAVE, DISHWASHER, AND ELECTRIC RANGE/OVEN. THE KITCHEN ALSO OFFERS A CONVENIENT PANTRY, ENSURING AMPLE STORAGE SPACE FOR ALL YOUR CULINARY ESSENTIALS. THE GRANITE COUNTERTOPS AND ABUNDANCE OF CABINETS ADD FUNCTIONALITY TO THIS INVITING SPACE. A LAUNDRY ROOM ON THE PREMISES ADDS TO THE OVERALL CONVENIENCE OF THIS CONDO. STEP OUTSIDE TO FIND BOTH FRONT AND SIDE PORCHES. THE COMFORT EXTENDS TO THE BEDROOMS, ALL OF WHICH ALSO HAVE CERAMIC TILE FLOORING AND ARE GENEROUSLY SIZED. THE PRIMARY BATH SUITE FEATURES CERAMIC TILE FLOORING, A SINGLE GRANITE VANITY AND TUB SHOWER COMBO. WHETHER YOU ARE LOOKING FOR A PLACE TO CALL HOME OR A SOUND INVESTMENT OPPORTUNITY, THIS CONDO OFFERS BOTH. ITS CENTRAL LOCATION ON RANGE AVE ENSURES EASY ACCESS TO A WIDE RANGE OF AMENITIES, INCLUDING SHOPPING, DINING, AND ENTERTAINMENT OPTIONS. READY FOR IMMEDIATE OCCUPANCY. SCHEDULE YOUR PRIVATE SHOWING TODAY. **PHOTOS ARE EDITED BY A PROFESSIONAL PHOTO EDITOR FOR MARKETING PURPOSES. SOME PHOTOS MAY HAVE AI GENERATED FURNITURE IN THE HOMES FOR VISUALIZATION PURPOSES.**

Key facts

• Gated community
• Open floor plan
• Electric range oven

Tags

• GATED COMMUNITY
• OPEN FLOOR PLAN
• CERAMIC TILE FLOORING
• RAISED EAT AT BREAKFAST BAR
• BUILT-IN MICROWAVE
• ELECTRIC RANGE OVEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.3% in Central — 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 74/100 on livability (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment 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: Rents rising (+3.8%/yr); 976 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $656 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 18y 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.
• Current owner paid $82k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 6.0

CMA / ARV

• ARV (median comp): $75,205
• List price: $94,900
• Delta: 26.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.83% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $8
• Equity at exit: $14,150

10-year hold

• IRR: 10.7%
• Equity multiple: 1.88×
• Total profit: $23,363
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$165
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $222

Break-even live

Break-even rent $1,039

Max offer price $94,900

Occupancy floor 78%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31855 Louisiana 16 #102 Denham Springs, LA	3.0	2.0	1271	$1,150	$0.90	43d	1	0.05mi
31855 Louisiana 16 #502 Denham Springs, LA	3.0	2.0	1271	$1,200	$0.94	23d	1	0.05mi
31855 Louisiana 16 #404 Denham Springs, LA	3.0	2.0	1271	$1,250	$0.98	43d	1	0.05mi
7615 Magnolia Beach Rd Denham Springs, LA	1.0–3.0	1.0–2.0	973	$1,225	$1.26	14d	39	0.16mi
8073 Arnold Rd Denham Springs, LA	2.0	2.0	1103	$1,595	$1.45	23d	1	0.40mi
8065 Lockhart Rd Unit 5D Denham Springs, LA	2.0	2.0	1030	$1,750	$1.70	43d	1	0.46mi
7332 Cherrydale Dr Denham Springs, LA	3.0	2.0	1401	$1,895	$1.35	14d	1	0.54mi
7344 Robinson Dr Denham Springs, LA	3.0	2.0	1222	$1,590	$1.30	14d	1	0.74mi
31050 Louisiana 16 Denham Springs, LA	1.0–3.0	1.0–2.0	960	$1,226	$1.28	14d	21	1.08mi
33260 Louisiana 16 Unit 10 Denham Springs, LA	2.0	2.0	1045	$1,650	$1.58	43d	1	1.24mi
30914 Louisiana 16 Unit 12 Denham Springs, LA	2.0	2.0	1076	$1,200	$1.12	23d	1	1.26mi

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Likely covers: electricsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $94,900 Active 96 DOM
2. 2026-06-17
   days on market $94,900 Active 95 DOM
3. 2026-06-16
   days on market $94,900 Active 94 DOM
4. 2026-06-15
   days on market $94,900 Active 93 DOM
5. 2026-06-14
   days on market $94,900 Active 91 DOM
6. 2026-06-13
   days on market $94,900 Active 90 DOM
7. 2026-06-10
   days on market $94,900 Active 88 DOM
8. 2026-06-09
   days on market $94,900 Active 87 DOM
9. 2026-06-08
   days on market $94,900 Active 86 DOM
10. 2026-06-07
    days on market $94,900 Active 85 DOM
11. 2026-06-03
    days on market $94,900 Active 81 DOM
12. 2026-06-02
    days on market $94,900 Active 80 DOM
13. 2026-06-01
    days on market $94,900 Active 79 DOM
14. 2026-05-31
    days on market $94,900 Active 78 DOM
15. 2026-05-31
    days on market $94,900 Active 77 DOM
16. 2026-04-03
    status Active 1729-char remark

    Show marketing remark (1735 chars)

    Welcome Home and Discover the perfect blend of convenience and comfort with this 1080 square foot 2-bedroom, 2-bathroom downstairs condo, nestled in a quiet gated community in the heart of Denham Springs. Boasting a great location and an even better price, this condo presents an enticing opportunity for homeowners and investors alike. Step inside to be greeted by a spacious open floor plan that seamlessly connects the living room, kitchen, and dining area. The living room has 9-ft. ceilings, crown molding, Ceramic Tile Flooring, offering both durability and a stylish touch. The kitchen, features Ceramic Tile Flooring, a raised eat at breakfast bar, a built-in microwave, dishwasher, and electric range/oven. The kitchen also offers a convenient pantry, ensuring ample storage space for all your culinary essentials. The granite countertops and abundance of cabinets add functionality to this inviting space. A laundry room on the premises adds to the overall convenience of this condo. Step outside to find both front and side porches. The comfort extends to the bedrooms, all of which also have ceramic tile flooring and are generously sized. The primary bath suite features Ceramic Tile Flooring, a single granite vanity and tub shower combo. Whether you are looking for a place to call home or a sound investment opportunity, this condo offers both. Its central location on Range Ave ensures easy access to a wide range of amenities, including shopping, dining, and entertainment options. Ready for immediate occupancy. Schedule your private showing today. * * Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. * *

17. 2026-04-03
    status Active 1735-char remark

    Show marketing remark (1735 chars)

    Welcome Home and Discover the perfect blend of convenience and comfort with this 1080 square foot 2-bedroom, 2-bathroom downstairs condo, nestled in a quiet gated community in the heart of Denham Springs. Boasting a great location and an even better price, this condo presents an enticing opportunity for homeowners and investors alike. Step inside to be greeted by a spacious open floor plan that seamlessly connects the living room, kitchen, and dining area. The living room has 9-ft. ceilings, crown molding, Ceramic Tile Flooring, offering both durability and a stylish touch. The kitchen, features Ceramic Tile Flooring, a raised eat at breakfast bar, a built-in microwave, dishwasher, and electric range/oven. The kitchen also offers a convenient pantry, ensuring ample storage space for all your culinary essentials. The granite countertops and abundance of cabinets add functionality to this inviting space. A laundry room on the premises adds to the overall convenience of this condo. Step outside to find both front and side porches. The comfort extends to the bedrooms, all of which also have ceramic tile flooring and are generously sized. The primary bath suite features Ceramic Tile Flooring, a single granite vanity and tub shower combo. Whether you are looking for a place to call home or a sound investment opportunity, this condo offers both. Its central location on Range Ave ensures easy access to a wide range of amenities, including shopping, dining, and entertainment options. Ready for immediate occupancy. Schedule your private showing today. * * Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. * *

18. 2026-03-10
    status Pending 1729-char remark

    Show marketing remark (1735 chars)

    Welcome Home and Discover the perfect blend of convenience and comfort with this 1080 square foot 2-bedroom, 2-bathroom downstairs condo, nestled in a quiet gated community in the heart of Denham Springs. Boasting a great location and an even better price, this condo presents an enticing opportunity for homeowners and investors alike. Step inside to be greeted by a spacious open floor plan that seamlessly connects the living room, kitchen, and dining area. The living room has 9-ft. ceilings, crown molding, Ceramic Tile Flooring, offering both durability and a stylish touch. The kitchen, features Ceramic Tile Flooring, a raised eat at breakfast bar, a built-in microwave, dishwasher, and electric range/oven. The kitchen also offers a convenient pantry, ensuring ample storage space for all your culinary essentials. The granite countertops and abundance of cabinets add functionality to this inviting space. A laundry room on the premises adds to the overall convenience of this condo. Step outside to find both front and side porches. The comfort extends to the bedrooms, all of which also have ceramic tile flooring and are generously sized. The primary bath suite features Ceramic Tile Flooring, a single granite vanity and tub shower combo. Whether you are looking for a place to call home or a sound investment opportunity, this condo offers both. Its central location on Range Ave ensures easy access to a wide range of amenities, including shopping, dining, and entertainment options. Ready for immediate occupancy. Schedule your private showing today. * * Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. * *

19. 2026-03-10
    status Pending 1735-char remark

    Show marketing remark (1735 chars)

    Welcome Home and Discover the perfect blend of convenience and comfort with this 1080 square foot 2-bedroom, 2-bathroom downstairs condo, nestled in a quiet gated community in the heart of Denham Springs. Boasting a great location and an even better price, this condo presents an enticing opportunity for homeowners and investors alike. Step inside to be greeted by a spacious open floor plan that seamlessly connects the living room, kitchen, and dining area. The living room has 9-ft. ceilings, crown molding, Ceramic Tile Flooring, offering both durability and a stylish touch. The kitchen, features Ceramic Tile Flooring, a raised eat at breakfast bar, a built-in microwave, dishwasher, and electric range/oven. The kitchen also offers a convenient pantry, ensuring ample storage space for all your culinary essentials. The granite countertops and abundance of cabinets add functionality to this inviting space. A laundry room on the premises adds to the overall convenience of this condo. Step outside to find both front and side porches. The comfort extends to the bedrooms, all of which also have ceramic tile flooring and are generously sized. The primary bath suite features Ceramic Tile Flooring, a single granite vanity and tub shower combo. Whether you are looking for a place to call home or a sound investment opportunity, this condo offers both. Its central location on Range Ave ensures easy access to a wide range of amenities, including shopping, dining, and entertainment options. Ready for immediate occupancy. Schedule your private showing today. * * Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. * *

20. 2026-02-18
    listed $94,900 Active 1729-char remark

    Show marketing remark (1735 chars)

    Welcome Home and Discover the perfect blend of convenience and comfort with this 1080 square foot 2-bedroom, 2-bathroom downstairs condo, nestled in a quiet gated community in the heart of Denham Springs. Boasting a great location and an even better price, this condo presents an enticing opportunity for homeowners and investors alike. Step inside to be greeted by a spacious open floor plan that seamlessly connects the living room, kitchen, and dining area. The living room has 9-ft. ceilings, crown molding, Ceramic Tile Flooring, offering both durability and a stylish touch. The kitchen, features Ceramic Tile Flooring, a raised eat at breakfast bar, a built-in microwave, dishwasher, and electric range/oven. The kitchen also offers a convenient pantry, ensuring ample storage space for all your culinary essentials. The granite countertops and abundance of cabinets add functionality to this inviting space. A laundry room on the premises adds to the overall convenience of this condo. Step outside to find both front and side porches. The comfort extends to the bedrooms, all of which also have ceramic tile flooring and are generously sized. The primary bath suite features Ceramic Tile Flooring, a single granite vanity and tub shower combo. Whether you are looking for a place to call home or a sound investment opportunity, this condo offers both. Its central location on Range Ave ensures easy access to a wide range of amenities, including shopping, dining, and entertainment options. Ready for immediate occupancy. Schedule your private showing today. * * Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. * *

21. 2026-02-18
    listed $94,900 Active 1735-char remark

    Show marketing remark (1735 chars)

    Welcome Home and Discover the perfect blend of convenience and comfort with this 1080 square foot 2-bedroom, 2-bathroom downstairs condo, nestled in a quiet gated community in the heart of Denham Springs. Boasting a great location and an even better price, this condo presents an enticing opportunity for homeowners and investors alike. Step inside to be greeted by a spacious open floor plan that seamlessly connects the living room, kitchen, and dining area. The living room has 9-ft. ceilings, crown molding, Ceramic Tile Flooring, offering both durability and a stylish touch. The kitchen, features Ceramic Tile Flooring, a raised eat at breakfast bar, a built-in microwave, dishwasher, and electric range/oven. The kitchen also offers a convenient pantry, ensuring ample storage space for all your culinary essentials. The granite countertops and abundance of cabinets add functionality to this inviting space. A laundry room on the premises adds to the overall convenience of this condo. Step outside to find both front and side porches. The comfort extends to the bedrooms, all of which also have ceramic tile flooring and are generously sized. The primary bath suite features Ceramic Tile Flooring, a single granite vanity and tub shower combo. Whether you are looking for a place to call home or a sound investment opportunity, this condo offers both. Its central location on Range Ave ensures easy access to a wide range of amenities, including shopping, dining, and entertainment options. Ready for immediate occupancy. Schedule your private showing today. * * Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. * *

22. 2024-03-18
    soldstatus $82,000 Closed
23. 2024-02-23
    status Pending
24. 2024-02-02
    historical $1,100
25. 2024-02-01
    listed $1,100
26. 2023-12-09
    historical $1,100
27. 2023-11-20
    listed $89,000
28. 2023-11-20
    listed $89,000 Active
29. 2023-11-07
    price $1,100
30. 2023-10-25
    listed $1,200
31. 2017-04-20
    soldstatus Sold
32. 2017-04-11
    status Pending
33. 2017-04-06
    status Active
34. 2017-04-05
    status Pending
35. 2017-03-29
    status Active
36. 2017-03-17
    status Pending
37. 2017-03-10
    listed $34,900 Active
38. 2017-03-10
    listed $34,900
39. 2010-08-26
    listed $56,900
40. 2010-06-01
    listed $59,900
41. 2009-12-21
    listed $95,000
42. 2008-04-05
    listed $117,900
43. 2008-04-05
    listed $117,900

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,844
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − HOA: −$1,980
• − Depreciation: −$2,761
• Taxable income: $1,354
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $2,342/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 · 13 photos

Good 80/100 Cosmetic rehab

This 2-bedroom, 2-bathroom condo is in good condition with a good condition score of 80. It has a good exterior and interior, and is move-in ready. The property has a good location and an even better price, making it an enticing opportunity for homeowners and investors alike.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase both resale and rental value
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase both resale and rental value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can attract more buyers ↑

ⓘ 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 — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

Amenities F Commute F Cost of living B Crime B Employment A+ Housing A+ Health & safety C+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston Parish · 87,496 people
• City population: 63,575
• 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

-19.5% since first listed

28 events — show timeline

• 2026-04-03 Relisted — AcadianaMLS
• 2026-04-03 Relisted — GBRMLS
• 2026-03-10 Pending — AcadianaMLS
• 2026-03-10 Pending — GBRMLS
• 2026-02-18 Listed $94,900 GBRMLS
• 2026-02-18 Listed $94,900 AcadianaMLS
• 2024-03-18 Sold (MLS) $82,000 GSREIN
• 2024-02-23 Pending — GSREIN
• 2024-02-02 Rental Removed $1,100 TURBOTENANT
• 2024-02-01 Listed for Rent $1,100 TURBOTENANT
• 2023-12-09 Rental Removed $1,100 TURBOTENANT
• 2023-11-20 Listed $89,000 GSREIN
• 2023-11-20 Listed $89,000 AcadianaMLS
• 2023-11-07 Price Changed $1,100 TURBOTENANT
• 2023-10-25 Listed for Rent $1,200 TURBOTENANT
• 2017-04-20 Sold (MLS) — GBRMLS
• 2017-04-11 Pending — GBRMLS
• 2017-04-06 Relisted — GBRMLS
• 2017-04-05 Pending — GBRMLS
• 2017-03-29 Relisted — GBRMLS
• 2017-03-17 Pending — GBRMLS
• 2017-03-10 Listed $34,900 GBRMLS
• 2017-03-10 Listed $34,900 AcadianaMLS
• 2010-08-26 Listed $56,900 AcadianaMLS
• 2010-06-01 Listed $59,900 AcadianaMLS
• 2009-12-21 Listed $95,000 AcadianaMLS
• 2008-04-05 Listed $117,900 AcadianaMLS
• 2008-04-05 Listed $117,900 GBRMLS