13477 Elm St · Walker, LA 70785

$145,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 92 Days on market

Built 1993 10,075 sqft lot $86/sqft · 21% above area Est $120k · 21% over

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fully remodeled 3-bedroom, 2-bathroom manufactured home offers approximately 1,680 square feet of living area and is situated in Walker, Louisiana. The interior features updated vinyl plank flooring throughout, along with a spacious living room and a separate bonus room complete with a fireplace, providing additional flexible space for a variety of uses. The home includes a front porch, offering a welcoming outdoor area to enjoy. The backyard is partially fenced, providing defined outdoor space for recreational or personal use. Conveniently located within close proximity to local amenities, including shopping, dining, and schools, this property offers accessibility to everyday essentials. Buyer to verify all measurements, zoning, school districts, and any other information deemed important.

Key facts

• Remodeled
• Front porch
• Bonus room

Tags

• REMODELED
• VINYL PLANK FLOORING
• SPACIOUS LIVING ROOM
• BONUS ROOM
• FIREPLACE
• FRONT PORCH

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $73 ($878/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: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $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 92 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 28y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 1.18% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.77%
• DSCR: 1.66
• GRM: 7.1

CMA / ARV

• ARV (median comp): $120,163
• List price: $145,000
• Delta: 20.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30176 Smith Dr	0.48mi	3/2.0	1,871 (+11%)	7mo	$164,900	$88	53
30115 Huntington Pl	0.51mi	3/2.0	1,495 (-11%)	10mo	$115,000	$77	50
13920 Achord Ln	0.71mi	3/2.0	1,456 (-13%)	15mo	$174,900	$120	32

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-18,640
• Equity at exit: $21,620

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-9,440
• 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: 7.1×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$760
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$60
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $73

Break-even live

Break-even rent $1,615

Max offer price $145,000

Occupancy floor 91%

Sensitivity live

Price	-10% $155	-5% $114	+0% $73	+5% $32	+10% $-9
Rent	-10% $-62	-5% $6	+0% $73	+5% $141	+10% $208
Rate	-1.0pp $146	-0.5pp $110	base $73	+0.5pp $36	+1.0pp $-3

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36325 Walker North Rd Walker, LA	4.0	2.0	1830	$1,650	$0.90	45d	1	0.15mi
30100 Walker Rd N Walker, LA	1.0–3.0	1.0–2.0	1019	$1,753	$1.72	15d	15	0.15mi
13080 Burgess Ave #8 Walker, LA	2.0	1.5	1088	$1,300	$1.19	45d	1	0.36mi
13601 Ball Park Rd Unit 1 Walker, LA	3.0	2.0	1350	$1,350	$1.00	45d	1	0.49mi
12321 Village Dr Walker, LA	3.0	2.5	1525	$1,650	$1.08	45d	1	0.80mi
12384 Village Dr Walker, LA	4.0	2.5	1925	$1,885	$0.98	24d	1	0.82mi
12318 Village Dr Walker, LA	3.0	2.5	1525	$1,650	$1.08	24d	1	0.82mi
12356 Village Dr Walker, LA	4.0	2.5	1925	$1,850	$0.96	45d	1	0.83mi
13176 Brian Park Dr Walker, LA	3.0	2.0	1548	$1,700	$1.10	24d	1	1.01mi
30794 Tanner Ln Walker, LA	3.0	2.0	1184	$1,550	$1.31	24d	1	1.23mi
13340 Isabella Blvd Walker, LA	4.0	2.0	1668	$2,000	$1.20	45d	1	1.26mi

Listing history 32 events

1. 2026-06-18
   days on market $145,000 Active 92 DOM
2. 2026-06-17
   days on market $145,000 Active 91 DOM
3. 2026-06-16
   days on market $145,000 Active 90 DOM
4. 2026-06-15
   days on market $145,000 Active 89 DOM
5. 2026-06-14
   days on market $145,000 Active 87 DOM
6. 2026-06-13
   days on market $145,000 Active 86 DOM
7. 2026-06-10
   days on market $145,000 Active 84 DOM
8. 2026-06-09
   days on market $145,000 Active 83 DOM
9. 2026-06-08
   days on market $145,000 Active 82 DOM
10. 2026-06-07
    days on market $145,000 Active 81 DOM
11. 2026-06-03
    days on market $145,000 Active 77 DOM
12. 2026-06-02
    days on market $145,000 Active 76 DOM
13. 2026-06-01
    days on market $145,000 Active 75 DOM
14. 2026-05-31
    days on market $145,000 Active 74 DOM
15. 2026-05-31
    days on market $145,000 Active 73 DOM
16. 2026-03-18
    listed $145,000 Active 806-char remark

    Show marketing remark (806 chars)

    This fully remodeled 3-bedroom, 2-bathroom manufactured home offers approximately 1,680 square feet of living area and is situated in Walker, Louisiana. The interior features updated vinyl plank flooring throughout, along with a spacious living room and a separate bonus room complete with a fireplace, providing additional flexible space for a variety of uses. The home includes a front porch, offering a welcoming outdoor area to enjoy. The backyard is partially fenced, providing defined outdoor space for recreational or personal use. Conveniently located within close proximity to local amenities, including shopping, dining, and schools, this property offers accessibility to everyday essentials. Buyer to verify all measurements, zoning, school districts, and any other information deemed important.

17. 2026-03-18
    listed $145,000 Active 806-char remark

    Show marketing remark (806 chars)

    This fully remodeled 3-bedroom, 2-bathroom manufactured home offers approximately 1,680 square feet of living area and is situated in Walker, Louisiana. The interior features updated vinyl plank flooring throughout, along with a spacious living room and a separate bonus room complete with a fireplace, providing additional flexible space for a variety of uses. The home includes a front porch, offering a welcoming outdoor area to enjoy. The backyard is partially fenced, providing defined outdoor space for recreational or personal use. Conveniently located within close proximity to local amenities, including shopping, dining, and schools, this property offers accessibility to everyday essentials. Buyer to verify all measurements, zoning, school districts, and any other information deemed important.

18. 2025-08-12
    status Active
19. 2025-05-13
    status Active
20. 2025-04-22
    status Active
21. 2025-04-21
    status Pending
22. 2024-12-11
    listed $139,900 Active
23. 2024-12-11
    historical
24. 2024-11-27
    price $139,900
25. 2024-11-26
    price $139,900
26. 2024-11-11
    listed $149,900 Active
27. 2024-11-11
    listed $149,900 Active
28. 2005-01-17
    listed $82,500
29. 2005-01-17
    listed $82,500
30. 2004-05-03
    listed $38,000
31. 1998-07-14
    listed $54,900
32. 1998-07-14
    listed $54,900

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$457/yr (+$38/mo · 134.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $20,490
• − Mortgage interest: −$8,122
• − Property taxes: −$341
• − Insurance: −$5,844
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$4,218
• Taxable loss: −$1,313
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $1,193/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

+164.1% since first listed

17 events — show timeline

• 2026-03-18 Listed $145,000 GSREIN
• 2026-03-18 Listed $145,000 AcadianaMLS
• 2025-08-12 Relisted — GBRMLS
• 2025-05-13 Relisted — GBRMLS
• 2025-04-22 Relisted — GBRMLS
• 2025-04-21 Pending — GBRMLS
• 2024-12-11 Listed $139,900 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-27 Price Changed $139,900 GBRMLS
• 2024-11-26 Price Changed $139,900 AcadianaMLS
• 2024-11-11 Listed $149,900 GBRMLS
• 2024-11-11 Listed $149,900 AcadianaMLS
• 2005-01-17 Listed $82,500 AcadianaMLS
• 2005-01-17 Listed $82,500 GBRMLS
• 2004-05-03 Listed $38,000 AcadianaMLS
• 1998-07-14 Listed $54,900 AcadianaMLS
• 1998-07-14 Listed $54,900 GBRMLS

Property tax history

-4.0%/yr

Latest (2024): $341 · -32.4% YoY. Source: county tax records.