17440 Bud Mcmorris Rd · Livingston, LA 70754

$79,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 392 Days on market

Built 1980 Good condition 0.38 ac lot $74/sqft · 76% below area

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

Listing remarks MLS

BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It's a great starter home or investment property. Don't miss this opportunity!

Key facts

• 0.38 acre lot
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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: 233 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 392 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $31k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 392 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.90% ✓
• Cap rate: 17.29%
• Cash-on-cash: 39.27%
• DSCR: 2.75
• GRM: 4.4

CMA / ARV

• ARV (median comp): $325,000
• List price: $79,000
• Delta: -75.69%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.5%
• Equity multiple: 2.50×
• Total profit: $33,278
• Equity at exit: $11,779

10-year hold

• IRR: 42.2%
• Equity multiple: 4.99×
• Total profit: $88,236
• Equity at exit: $6,830

Cash invested: $22,120 (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: 233
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$17 /mo · $199/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $724

Break-even live

Break-even rent $587

Max offer price $79,000

Occupancy floor 47%

Sensitivity live

Price	-10% $769	-5% $746	+0% $724	+5% $702	+10% $679
Rent	-10% $605	-5% $665	+0% $724	+5% $783	+10% $843
Rate	-1.0pp $764	-0.5pp $744	base $724	+0.5pp $703	+1.0pp $683

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $79,000 Active 392 DOM
2. 2026-06-17
   days on market $79,000 Active 391 DOM
3. 2026-06-16
   days on market $79,000 Active 390 DOM
4. 2026-06-15
   days on market $79,000 Active 389 DOM
5. 2026-06-14
   days on market $79,000 Active 387 DOM
6. 2026-06-13
   days on market $79,000 Active 386 DOM
7. 2026-06-10
   days on market $79,000 Active 384 DOM
8. 2026-06-08
   days on market $79,000 Active 382 DOM
9. 2026-06-07
   pricedays on market $79,000 Active 381 DOM
10. 2026-06-03
    days on market $87,000 Active 377 DOM
11. 2026-06-02
    days on market $87,000 Active 376 DOM
12. 2026-06-01
    days on market $87,000 Active 375 DOM
13. 2026-05-31
    days on market $87,000 Active 374 DOM
14. 2026-05-31
    days on market $87,000 Active 373 DOM
15. 2026-03-27
    status Active 320-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

16. 2026-03-27
    status Active 333-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

17. 2026-03-19
    status Pending 320-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

18. 2026-03-19
    status Pending 333-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

19. 2026-01-31
    price $87,000 320-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

20. 2026-01-31
    price $87,000 333-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

21. 2025-12-05
    price $89,000 320-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

22. 2025-12-05
    price $89,000 333-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

23. 2025-10-25
    price $99,000 320-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

24. 2025-10-25
    price $99,000 333-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

25. 2025-09-17
    price $105,000 320-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

26. 2025-09-17
    status Active 333-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

27. 2025-09-17
    price $105,000 333-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

28. 2025-06-16
    status Pending 333-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

29. 2025-03-22
    price $92,500 320-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

30. 2025-03-22
    price $92,500 333-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

31. 2025-03-10
    price $100,000 320-char remark

    Show marketing remark (320 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It's a great starter home or investment property. Don't miss this opportunity!

32. 2025-03-01
    price $100,000 333-char remark

    Show marketing remark (333 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It’s a great starter home or investment property. Don’t miss this opportunity!

33. 2025-02-11
    listed $110,000 Active 333-char remark

    Show marketing remark (320 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It's a great starter home or investment property. Don't miss this opportunity!

34. 2025-02-11
    listed $110,000 Active 320-char remark

    Show marketing remark (320 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It's a great starter home or investment property. Don't miss this opportunity!

35. 2025-02-11
    listed $105,000 Active

    Show marketing remark (320 chars)

    BACK ON THE MARKET due to buyer inability to obtain financing. House will qualify for FHA now! This cozy home offers 3 bedrooms, 2 bathrooms, and plenty of space. The large 0.38-acre lot provides ample parking and room to enjoy the outdoors. It's a great starter home or investment property. Don't miss this opportunity!

36. 2024-08-20
    soldstatus $81,000

ⓘ 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: $199 · $17/mo
• Projected year-2 tax: $434 · $36/mo
• Expected delta: +$236/yr (+$20/mo · 118.7%)

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

Taxation est. · year 1

• Rental income: $18,041
• − Mortgage interest: −$4,425
• − Property taxes: −$199
• − Insurance: −$395
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$2,298
• Taxable income: $7,837
• Est. tax owed @ 24.0%: −$1,881
• After-tax cash flow: $6,806/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 well-maintained mobile home is ready for a new owner. Fresh paint and energy-efficient updates can further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can improve curb appeal and home value
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can reduce energy costs and improve comfort
• Both Install smart home devices — Smart home devices can increase home value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can improve curb appeal and home value ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can reduce energy costs and improve comfort ↑
• Both Install smart home devices — Smart home devices can increase home value and appeal to tech-savvy 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 — 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

• 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

+7.4% since first listed

22 events — show timeline

• 2026-03-27 Relisted — AcadianaMLS
• 2026-03-27 Relisted — GBRMLS
• 2026-03-19 Pending — AcadianaMLS
• 2026-03-19 Pending — GBRMLS
• 2026-01-31 Price Changed $87,000 AcadianaMLS
• 2026-01-31 Price Changed $87,000 GBRMLS
• 2025-12-05 Price Changed $89,000 AcadianaMLS
• 2025-12-05 Price Changed $89,000 GBRMLS
• 2025-10-25 Price Changed $99,000 AcadianaMLS
• 2025-10-25 Price Changed $99,000 GBRMLS
• 2025-09-17 Price Changed $105,000 AcadianaMLS
• 2025-09-17 Relisted — GBRMLS
• 2025-09-17 Price Changed $105,000 GBRMLS
• 2025-06-16 Pending — GBRMLS
• 2025-03-22 Price Changed $92,500 AcadianaMLS
• 2025-03-22 Price Changed $92,500 GBRMLS
• 2025-03-10 Price Changed $100,000 AcadianaMLS
• 2025-03-01 Price Changed $100,000 GBRMLS
• 2025-02-11 Listed $110,000 GBRMLS
• 2025-02-11 Listed $105,000 AcadianaMLS
• 2025-02-11 Listed $110,000 AcadianaMLS
• 2024-08-20 Sold (Public Records) $81,000 Public Records