13244 Arnold Rd · Walker, LA 70785

$211,600

4 bd · 2.5 ba · 2,142 sqft · SingleFamily · 54 Days on market

Built 2002 0.37 ac lot Est $343k · 38% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home in a great area. This home has a large lot with a large covered patio for entertaining and a separate shop for storage. The kitchen and den are open concept with a large island for entertaining. This is a great opportunity for someone to make this home their own.

Key facts

• Separate shop
• Open concept
• Large lot

Tags

• LARGE LOT
• COVERED PATIO
• SEPARATE SHOP
• OPEN CONCEPT
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $-54 ($-646/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (11.5% below list).
• Recommended offer: $187k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 254 active listings in the ZIP; 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 $6k 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 54 days — a 3% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 25y ago; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,169 (11.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.88% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $342,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13244 Arnold Rd	0.00mi	4/2.5	2,142 (0%)	1mo	$211,600	$99	100
13031 N Ridge Dr	0.30mi	4/3.0	2,278 (+6%)	1mo	$365,000	$160	73

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-37,647
• Equity at exit: $31,550

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-36,908
• Equity at exit: $18,295

Cash invested: $59,248 (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: 254
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$1,110
• Tax from tax record: −$209 /mo · $2,513/yr
• Insurance: −$88
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-54

Break-even live

Break-even rent $1,940

Max offer price $202,087

Occupancy floor 98%

Sensitivity live

Price	-10% $66	-5% $6	+0% $-54	+5% $-114	+10% $-174
Rent	-10% $-202	-5% $-128	+0% $-54	+5% $20	+10% $94
Rate	-1.0pp $53	-0.5pp $0	base $-54	+0.5pp $-109	+1.0pp $-164

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: $52,900
• Closing costs: $6,348
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-04-20
   status Pending 274-char remark

   Show marketing remark (274 chars)

   Great home in a great area. This home has a large lot with a large covered patio for entertaining and a separate shop for storage. The kitchen and den are open concept with a large island for entertaining. This is a great opportunity for someone to make this home their own.

2. 2026-04-20
   status Pending

   Show marketing remark (274 chars)

   Great home in a great area. This home has a large lot with a large covered patio for entertaining and a separate shop for storage. The kitchen and den are open concept with a large island for entertaining. This is a great opportunity for someone to make this home their own.

3. 2026-04-14
   price $211,600 274-char remark

   Show marketing remark (274 chars)

   Great home in a great area. This home has a large lot with a large covered patio for entertaining and a separate shop for storage. The kitchen and den are open concept with a large island for entertaining. This is a great opportunity for someone to make this home their own.

4. 2026-04-14
   price $211,600

   Show marketing remark (274 chars)

   Great home in a great area. This home has a large lot with a large covered patio for entertaining and a separate shop for storage. The kitchen and den are open concept with a large island for entertaining. This is a great opportunity for someone to make this home their own.

5. 2026-02-25
   listed $230,000 Active

   Show marketing remark (274 chars)

   Great home in a great area. This home has a large lot with a large covered patio for entertaining and a separate shop for storage. The kitchen and den are open concept with a large island for entertaining. This is a great opportunity for someone to make this home their own.

6. 2026-02-25
   listed $230,000 Active 274-char remark

   Show marketing remark (274 chars)

   Great home in a great area. This home has a large lot with a large covered patio for entertaining and a separate shop for storage. The kitchen and den are open concept with a large island for entertaining. This is a great opportunity for someone to make this home their own.

7. 2025-05-31
   listed $299,000 Active
8. 2025-05-29
   listed $299,000 Active
9. 2023-01-19
   soldstatus $285,000
10. 2023-01-18
    soldstatus Sold
11. 2022-11-21
    status Pending
12. 2022-10-30
    status Active
13. 2022-10-24
    status Pending
14. 2022-10-17
    listed $280,000 Active
15. 2022-10-17
    listed $280,000
16. 2010-12-06
    listed $163,500
17. 2010-12-06
    listed $163,500
18. 2006-12-19
    listed $170,000
19. 2006-12-19
    listed $170,000
20. 2003-03-14
    soldstatus
21. 2002-02-04
    listed $111,300
22. 2002-02-04
    listed $111,300
23. 2001-03-12
    listed $117,900

ⓘ 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: $2,513 · $209/mo
• Projected year-2 tax: $2,513 · $209/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

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

Taxation est. · year 1

• Rental income: $22,460
• − Mortgage interest: −$11,853
• − Property taxes: −$2,513
• − Insurance: −$2,560
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$6,156
• Taxable loss: −$4,216
• Est. tax savings @ 24.0%: +$1,012
• After-tax cash flow: $366/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

• 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

+79.5% since first listed

23 events — show timeline

• 2026-04-20 Pending — AcadianaMLS
• 2026-04-20 Pending — GBRMLS
• 2026-04-14 Price Changed $211,600 AcadianaMLS
• 2026-04-14 Price Changed $211,600 GBRMLS
• 2026-02-25 Listed $230,000 GBRMLS
• 2026-02-25 Listed $230,000 AcadianaMLS
• 2025-05-31 Listed $299,000 GBRMLS
• 2025-05-29 Listed $299,000 AcadianaMLS
• 2023-01-19 Sold (Public Records) $285,000 Public Records
• 2023-01-18 Sold (MLS) — GBRMLS
• 2022-11-21 Pending — GBRMLS
• 2022-10-30 Relisted — GBRMLS
• 2022-10-24 Pending — GBRMLS
• 2022-10-17 Listed $280,000 AcadianaMLS
• 2022-10-17 Listed $280,000 GBRMLS
• 2010-12-06 Listed $163,500 AcadianaMLS
• 2010-12-06 Listed $163,500 GBRMLS
• 2006-12-19 Listed $170,000 AcadianaMLS
• 2006-12-19 Listed $170,000 GBRMLS
• 2003-03-14 Sold (MLS) — GBRMLS
• 2002-02-04 Listed $111,300 AcadianaMLS
• 2002-02-04 Listed $111,300 GBRMLS
• 2001-03-12 Listed $117,900 AcadianaMLS

Property tax history

+3.4%/yr

Latest (2024): $2,513 · +28.3% YoY. Source: county tax records.