19952 Georgia St · Livingston, LA 70754

$109,900

3 bd · 2.0 ba · 1,154 sqft · Manufactured · 56 Days on market

Built 1995

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Charming 3 Bedroom Home comes with peaceful country living. It gives you the rustic feeling of being in the middle of nowhere, but with access to the up-and-coming City of Livingston.

Key facts

• Parking
• Built 1995
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 3.9% in Livingston — 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 78/100 on livability (#9 in LA, #2,657 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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: 232 active listings in the ZIP; 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 $760 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 + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 1.40% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.26%
• DSCR: 1.99
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.34×
• Total profit: $10,608
• Equity at exit: $16,386

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $45,907
• Equity at exit: $9,502

Cash invested: $30,772 (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 70754

• Active inventory: 232
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$46
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $446

Break-even live

Break-even rent $972

Max offer price $109,900

Occupancy floor 66%

Sensitivity live

Price	-10% $508	-5% $477	+0% $446	+5% $415	+10% $384
Rent	-10% $324	-5% $385	+0% $446	+5% $506	+10% $567
Rate	-1.0pp $501	-0.5pp $474	base $446	+0.5pp $417	+1.0pp $388

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-02-14
   status Pending 188-char remark

   Show marketing remark (188 chars)

   This Charming 3 Bedroom Home comes with peaceful country living. It gives you the rustic feeling of being in the middle of nowhere, but with access to the up-and-coming City of Livingston.

2. 2026-02-14
   status Pending

   Show marketing remark (188 chars)

   This Charming 3 Bedroom Home comes with peaceful country living. It gives you the rustic feeling of being in the middle of nowhere, but with access to the up-and-coming City of Livingston.

3. 2026-02-11
   status Active 188-char remark

   Show marketing remark (188 chars)

   This Charming 3 Bedroom Home comes with peaceful country living. It gives you the rustic feeling of being in the middle of nowhere, but with access to the up-and-coming City of Livingston.

4. 2026-02-11
   status Active

   Show marketing remark (188 chars)

   This Charming 3 Bedroom Home comes with peaceful country living. It gives you the rustic feeling of being in the middle of nowhere, but with access to the up-and-coming City of Livingston.

5. 2026-02-04
   status Pending 188-char remark

   Show marketing remark (188 chars)

   This Charming 3 Bedroom Home comes with peaceful country living. It gives you the rustic feeling of being in the middle of nowhere, but with access to the up-and-coming City of Livingston.

6. 2026-02-04
   status Pending

   Show marketing remark (188 chars)

   This Charming 3 Bedroom Home comes with peaceful country living. It gives you the rustic feeling of being in the middle of nowhere, but with access to the up-and-coming City of Livingston.

7. 2025-12-14
   listed $109,900 Active 188-char remark

   Show marketing remark (188 chars)

   This Charming 3 Bedroom Home comes with peaceful country living. It gives you the rustic feeling of being in the middle of nowhere, but with access to the up-and-coming City of Livingston.

8. 2025-12-14
   listed $109,900 Active

   Show marketing remark (188 chars)

   This Charming 3 Bedroom Home comes with peaceful country living. It gives you the rustic feeling of being in the middle of nowhere, but with access to the up-and-coming City of Livingston.

9. 2025-09-28
   historical $1,000
10. 2025-06-17
    listed $1,000
11. 2025-06-08
    historical $1,000
12. 2025-05-08
    listed $1,000
13. 2011-04-14
    soldstatus 144-char remark

    Show marketing remark (144 chars)

    3 BEDROOM, 2 BATH HOME. RURAL SETTING. HOME NEEDS SOME TLC. GOOD OPPORTUNITY TO PURCHASE AND RENOVATE TO RENT OUT AND CREATE POSITIVE CASH FLOW.

14. 2011-03-24
    listed $34,999 144-char remark

    Show marketing remark (144 chars)

    3 BEDROOM, 2 BATH HOME. RURAL SETTING. HOME NEEDS SOME TLC. GOOD OPPORTUNITY TO PURCHASE AND RENOVATE TO RENT OUT AND CREATE POSITIVE CASH FLOW.

15. 2011-03-24
    listed $34,999

    Show marketing remark (144 chars)

    3 BEDROOM, 2 BATH HOME. RURAL SETTING. HOME NEEDS SOME TLC. GOOD OPPORTUNITY TO PURCHASE AND RENOVATE TO RENT OUT AND CREATE POSITIVE CASH FLOW.

16. 2006-03-17
    soldstatus

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $604 · $50/mo
• Expected delta: +$361/yr (+$30/mo · 147.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $18,431
• − Mortgage interest: −$6,156
• − Property taxes: −$244
• − Insurance: −$2,052
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$3,197
• Taxable income: $3,833
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $4,429/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 — Livingston

• Score: 78/100
• State rank: #9
• US rank: #2657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livingston, LA
• Population (ZIP): 12,153

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 10% Slovak 5% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Vietnamese 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: ▼ -90.25%
• Current HPI: 153.131
• Rent YoY: —
• Metro: —
• 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

+214.0% since first listed

16 events — show timeline

• 2026-02-14 Pending — AcadianaMLS
• 2026-02-14 Pending — GSREIN
• 2026-02-11 Relisted — AcadianaMLS
• 2026-02-11 Relisted — GSREIN
• 2026-02-04 Pending — AcadianaMLS
• 2026-02-04 Pending — GSREIN
• 2025-12-14 Listed $109,900 GSREIN
• 2025-12-14 Listed $109,900 AcadianaMLS
• 2025-09-28 Rental Removed $1,000 BUILDIUM
• 2025-06-17 Listed for Rent $1,000 BUILDIUM
• 2025-06-08 Rental Removed $1,000 BUILDIUM
• 2025-05-08 Listed for Rent $1,000 BUILDIUM
• 2011-04-14 Sold (MLS) — GBRMLS
• 2011-03-24 Listed $34,999 AcadianaMLS
• 2011-03-24 Listed $34,999 GBRMLS
• 2006-03-17 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2024): $244 · +1.5% YoY. Source: county tax records.