34128 La Hwy 1019 · Central, LA 70706

$157,500

3 bd · 2.0 ba · 1,871 sqft · SingleFamily · 94 Days on market

Built 1975 0.93 ac lot $84/sqft · 36% below area Est $247k · 36% under ↓ 23% since listing

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.7/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move to the country and find this jewel location . 3 Bedrooms , 2 Bathroom , home with a fireplace , and double enclosed garage . This home features a large lot , brick exterior and parcially fenced rear yard . Lot of natural light through out the home . The kitchen offers lots of cabinet space with a view of the rear yard . Live Oak area only minutes from local schools and shopping.

Key facts

• Brick exterior
• Large lot
• Natural light

Tags

• FIREPLACE
• LARGE LOT
• BRICK EXTERIOR
• PARTIALLY FENCED REAR YARD
• NATURAL LIGHT
• LOTS OF CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $143k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 342 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 94 days — a 9% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask has dropped $17k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $143,325 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (median comp): $247,047
• List price: $157,500
• Delta: -36.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7382 Lake Meadow Dr	0.29mi	4/2.5 (+1)	2,037 (+9%)	2mo	$299,900	$147	64
7669 Hickory Ridge Dr	0.40mi	3/2.0	1,790 (-4%)	13mo	$289,900	$162	63
7160 Bear Cave Rd	0.54mi	4/3.0 (+1)	1,900 (+2%)	4mo	$359,000	$189	60
33789 Blue River Dr	0.25mi	4/2.0 (+1)	1,618 (-14%)	2mo	$285,000	$176	59
7640 Hickory Ridge Dr	0.34mi	3/2.0	1,612 (-14%)	3mo	$320,000	$199	59
34639 Eagle Bend Dr	0.59mi	4/2.0 (+1)	1,832 (-2%)	6mo	$279,900	$153	58
7629 Hickory Ridge Dr	0.33mi	3/2.0	2,102 (+12%)	11mo	$365,000	$174	55
33487 Tenor Dr	0.55mi	4/2.0 (+1)	1,819 (-3%)	16mo	$284,900	$157	51
33520 Tenor Dr	0.55mi	4/2.0 (+1)	1,819 (-3%)	16mo	$284,900	$157	51
7578 Crepe Myrtle Ln	0.69mi	3/2.0	1,661 (-11%)	10mo	$230,000	$138	41
34676 Eagle Bend Dr	0.67mi	4/2.0 (+1)	1,689 (-10%)	9mo	$264,900	$157	40
7542 Crepe Myrtle Ln	0.72mi	3/2.5	1,709 (-9%)	15mo	$220,000	$129	38

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-664
• Equity at exit: $23,484

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $31,479
• Equity at exit: $13,618

Cash invested: $44,100 (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 70706

• Active inventory: 342
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$826
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $390

Break-even live

Break-even rent $1,356

Max offer price $157,500

Occupancy floor 74%

Sensitivity live

Price	-10% $479	-5% $435	+0% $390	+5% $345	+10% $301
Rent	-10% $244	-5% $317	+0% $390	+5% $463	+10% $536
Rate	-1.0pp $469	-0.5pp $430	base $390	+0.5pp $349	+1.0pp $308

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32720 Carolee Cir Denham Springs, LA	4.0	2.0	1904	$1,850	$0.97	19d	1	1.43mi

Listing history 34 events

1. 2026-06-18
   days on market $157,500 Active 94 DOM
2. 2026-06-17
   days on market $157,500 Active 93 DOM
3. 2026-06-16
   days on market $157,500 Active 92 DOM
4. 2026-06-15
   days on market $157,500 Active 91 DOM
5. 2026-06-14
   days on market $157,500 Active 89 DOM
6. 2026-06-13
   days on market $157,500 Active 88 DOM
7. 2026-06-10
   days on market $157,500 Active 86 DOM
8. 2026-06-09
   days on market $157,500 Active 85 DOM
9. 2026-06-08
   days on market $157,500 Active 84 DOM
10. 2026-06-07
    days on market $157,500 Active 83 DOM
11. 2026-06-03
    days on market $157,500 Active 79 DOM
12. 2026-06-02
    days on market $157,500 Active 78 DOM
13. 2026-06-01
    days on market $157,500 Active 77 DOM
14. 2026-05-31
    days on market $157,500 Active 76 DOM
15. 2026-05-31
    days on market $157,500 Active 75 DOM
16. 2026-04-22
    price $164,900 386-char remark

    Show marketing remark (386 chars)

    Move to the country and find this jewel location . 3 Bedrooms , 2 Bathroom , home with a fireplace , and double enclosed garage . This home features a large lot , brick exterior and parcially fenced rear yard . Lot of natural light through out the home . The kitchen offers lots of cabinet space with a view of the rear yard . Live Oak area only minutes from local schools and shopping.

17. 2026-04-22
    price $164,900 386-char remark

    Show marketing remark (386 chars)

    Move to the country and find this jewel location . 3 Bedrooms , 2 Bathroom , home with a fireplace , and double enclosed garage . This home features a large lot , brick exterior and parcially fenced rear yard . Lot of natural light through out the home . The kitchen offers lots of cabinet space with a view of the rear yard . Live Oak area only minutes from local schools and shopping.

18. 2026-03-16
    listed $174,900 Active 386-char remark

    Show marketing remark (386 chars)

    Move to the country and find this jewel location . 3 Bedrooms , 2 Bathroom , home with a fireplace , and double enclosed garage . This home features a large lot , brick exterior and parcially fenced rear yard . Lot of natural light through out the home . The kitchen offers lots of cabinet space with a view of the rear yard . Live Oak area only minutes from local schools and shopping.

19. 2026-03-16
    listed $174,900 Active 386-char remark

    Show marketing remark (386 chars)

    Move to the country and find this jewel location . 3 Bedrooms , 2 Bathroom , home with a fireplace , and double enclosed garage . This home features a large lot , brick exterior and parcially fenced rear yard . Lot of natural light through out the home . The kitchen offers lots of cabinet space with a view of the rear yard . Live Oak area only minutes from local schools and shopping.

20. 2020-10-15
    soldstatus $180,000
21. 2020-10-14
    soldstatus Sold
22. 2020-07-27
    status Pending
23. 2020-06-24
    status Active
24. 2020-06-17
    status Pending
25. 2020-03-12
    listed $185,000 Active
26. 2020-03-12
    listed $185,000
27. 2019-11-24
    historical
28. 2019-09-20
    price $189,000
29. 2019-08-27
    price $199,000
30. 2019-07-22
    listed $209,900 Active
31. 2019-07-22
    listed $189,000
32. 2019-07-21
    historical
33. 2019-06-12
    listed $215,000 Active
34. 2019-06-12
    listed $215,000

ⓘ 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: $2,159 · $180/mo
• Projected year-2 tax: $2,159 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$8,822
• − Property taxes: −$2,159
• − Insurance: −$788
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,582
• Taxable income: $2,297
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $4,129/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 — 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

• Population (ZIP): 22,621

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 (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 15% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada, China

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: ▼ -88.82%
• Current HPI: 160.2185
• 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

-23.3% since first listed

19 events — show timeline

• 2026-04-22 Price Changed $164,900 AcadianaMLS
• 2026-04-22 Price Changed $164,900 GBRMLS
• 2026-03-16 Listed $174,900 GBRMLS
• 2026-03-16 Listed $174,900 AcadianaMLS
• 2020-10-15 Sold (Public Records) $180,000 Public Records
• 2020-10-14 Sold (MLS) — GBRMLS
• 2020-07-27 Pending — GBRMLS
• 2020-06-24 Relisted — GBRMLS
• 2020-06-17 Pending — GBRMLS
• 2020-03-12 Listed $185,000 AcadianaMLS
• 2020-03-12 Listed $185,000 GBRMLS
• 2019-11-24 Delisted — GBRMLS
• 2019-09-20 Price Changed $189,000 GBRMLS
• 2019-08-27 Price Changed $199,000 GBRMLS
• 2019-07-22 Listed $189,000 AcadianaMLS
• 2019-07-22 Listed $209,900 GBRMLS
• 2019-07-21 Delisted — GBRMLS
• 2019-06-12 Listed $215,000 AcadianaMLS
• 2019-06-12 Listed $215,000 GBRMLS

Property tax history

+10.6%/yr

Latest (2024): $2,159 · +21.0% YoY. Source: county tax records.