20110 Circle Dr · Livingston, LA 70754

$108,000

3 bd · 1.0 ba · 856 sqft · SingleFamily · 54 Days on market

Built 1963 4,356 sqft lot ↓ 7% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Charming Corner-Lot Fixer-Upper in the Heart of Livingston Welcome home! Situated on a desirable corner lot, this property has so much to offer - With its cozy footprint and classic character, it's an ideal opportunity for investors, first-time buyers, or anyone looking to create a personalized retreat. This fixer-upper is ready for your vision--whether you're dreaming of a thoughtful renovation, rental investment, or a cozy primary residence. Located in a friendly, close-knit community, you'll enjoy the relaxed pace of small-town living while still being conveniently close to local schools, shops, and dining. If you're looking for an affordable property with great bones, location appeal, and room to add value, this Livingston gem is worth a look. Bring your ideas and make it your own!

Key facts

• Shops and dining
• Local schools
• Affordable property

Tags

• CORNER LOT
• LOCAL SCHOOLS
• SHOPS AND DINING
• AFFORDABLE PROPERTY
• ROOM TO ADD VALUE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $105k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.7% 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 $747 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 $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $104,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.33% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.71%
• DSCR: 1.83
• GRM: 6.3

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: 10.5%
• Equity multiple: 1.41×
• Total profit: $12,495
• Equity at exit: $16,103

10-year hold

• IRR: 19.5%
• Equity multiple: 2.63×
• Total profit: $49,417
• Equity at exit: $9,338

Cash invested: $30,240 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $471

Break-even live

Break-even rent $835

Max offer price $108,000

Occupancy floor 62%

Sensitivity live

Price	-10% $533	-5% $502	+0% $471	+5% $441	+10% $410
Rent	-10% $358	-5% $415	+0% $471	+5% $528	+10% $585
Rate	-1.0pp $526	-0.5pp $499	base $471	+0.5pp $443	+1.0pp $415

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-03-25
   status Pending 796-char remark

   Show marketing remark (796 chars)

   Charming Corner-Lot Fixer-Upper in the Heart of Livingston Welcome home! Situated on a desirable corner lot, this property has so much to offer - With its cozy footprint and classic character, it's an ideal opportunity for investors, first-time buyers, or anyone looking to create a personalized retreat. This fixer-upper is ready for your vision--whether you're dreaming of a thoughtful renovation, rental investment, or a cozy primary residence. Located in a friendly, close-knit community, you'll enjoy the relaxed pace of small-town living while still being conveniently close to local schools, shops, and dining. If you're looking for an affordable property with great bones, location appeal, and room to add value, this Livingston gem is worth a look. Bring your ideas and make it your own!

2. 2026-03-25
   status Pending

   Show marketing remark (796 chars)

   Charming Corner-Lot Fixer-Upper in the Heart of Livingston Welcome home! Situated on a desirable corner lot, this property has so much to offer - With its cozy footprint and classic character, it's an ideal opportunity for investors, first-time buyers, or anyone looking to create a personalized retreat. This fixer-upper is ready for your vision--whether you're dreaming of a thoughtful renovation, rental investment, or a cozy primary residence. Located in a friendly, close-knit community, you'll enjoy the relaxed pace of small-town living while still being conveniently close to local schools, shops, and dining. If you're looking for an affordable property with great bones, location appeal, and room to add value, this Livingston gem is worth a look. Bring your ideas and make it your own!

3. 2026-03-10
   price $108,000 796-char remark

   Show marketing remark (796 chars)

   Charming Corner-Lot Fixer-Upper in the Heart of Livingston Welcome home! Situated on a desirable corner lot, this property has so much to offer - With its cozy footprint and classic character, it's an ideal opportunity for investors, first-time buyers, or anyone looking to create a personalized retreat. This fixer-upper is ready for your vision--whether you're dreaming of a thoughtful renovation, rental investment, or a cozy primary residence. Located in a friendly, close-knit community, you'll enjoy the relaxed pace of small-town living while still being conveniently close to local schools, shops, and dining. If you're looking for an affordable property with great bones, location appeal, and room to add value, this Livingston gem is worth a look. Bring your ideas and make it your own!

4. 2026-03-10
   price $108,000

   Show marketing remark (796 chars)

   Charming Corner-Lot Fixer-Upper in the Heart of Livingston Welcome home! Situated on a desirable corner lot, this property has so much to offer - With its cozy footprint and classic character, it's an ideal opportunity for investors, first-time buyers, or anyone looking to create a personalized retreat. This fixer-upper is ready for your vision--whether you're dreaming of a thoughtful renovation, rental investment, or a cozy primary residence. Located in a friendly, close-knit community, you'll enjoy the relaxed pace of small-town living while still being conveniently close to local schools, shops, and dining. If you're looking for an affordable property with great bones, location appeal, and room to add value, this Livingston gem is worth a look. Bring your ideas and make it your own!

5. 2026-03-02
   price $110,000 796-char remark

   Show marketing remark (796 chars)

   Charming Corner-Lot Fixer-Upper in the Heart of Livingston Welcome home! Situated on a desirable corner lot, this property has so much to offer - With its cozy footprint and classic character, it's an ideal opportunity for investors, first-time buyers, or anyone looking to create a personalized retreat. This fixer-upper is ready for your vision--whether you're dreaming of a thoughtful renovation, rental investment, or a cozy primary residence. Located in a friendly, close-knit community, you'll enjoy the relaxed pace of small-town living while still being conveniently close to local schools, shops, and dining. If you're looking for an affordable property with great bones, location appeal, and room to add value, this Livingston gem is worth a look. Bring your ideas and make it your own!

6. 2026-03-02
   price $110,000

   Show marketing remark (796 chars)

   Charming Corner-Lot Fixer-Upper in the Heart of Livingston Welcome home! Situated on a desirable corner lot, this property has so much to offer - With its cozy footprint and classic character, it's an ideal opportunity for investors, first-time buyers, or anyone looking to create a personalized retreat. This fixer-upper is ready for your vision--whether you're dreaming of a thoughtful renovation, rental investment, or a cozy primary residence. Located in a friendly, close-knit community, you'll enjoy the relaxed pace of small-town living while still being conveniently close to local schools, shops, and dining. If you're looking for an affordable property with great bones, location appeal, and room to add value, this Livingston gem is worth a look. Bring your ideas and make it your own!

7. 2026-02-18
   price $114,000 796-char remark

   Show marketing remark (796 chars)

   Charming Corner-Lot Fixer-Upper in the Heart of Livingston Welcome home! Situated on a desirable corner lot, this property has so much to offer - With its cozy footprint and classic character, it's an ideal opportunity for investors, first-time buyers, or anyone looking to create a personalized retreat. This fixer-upper is ready for your vision--whether you're dreaming of a thoughtful renovation, rental investment, or a cozy primary residence. Located in a friendly, close-knit community, you'll enjoy the relaxed pace of small-town living while still being conveniently close to local schools, shops, and dining. If you're looking for an affordable property with great bones, location appeal, and room to add value, this Livingston gem is worth a look. Bring your ideas and make it your own!

8. 2026-02-18
   price $114,000

   Show marketing remark (796 chars)

   Charming Corner-Lot Fixer-Upper in the Heart of Livingston Welcome home! Situated on a desirable corner lot, this property has so much to offer - With its cozy footprint and classic character, it's an ideal opportunity for investors, first-time buyers, or anyone looking to create a personalized retreat. This fixer-upper is ready for your vision--whether you're dreaming of a thoughtful renovation, rental investment, or a cozy primary residence. Located in a friendly, close-knit community, you'll enjoy the relaxed pace of small-town living while still being conveniently close to local schools, shops, and dining. If you're looking for an affordable property with great bones, location appeal, and room to add value, this Livingston gem is worth a look. Bring your ideas and make it your own!

9. 2026-01-30
   listed $116,500 Active 796-char remark

   Show marketing remark (796 chars)

   Charming Corner-Lot Fixer-Upper in the Heart of Livingston Welcome home! Situated on a desirable corner lot, this property has so much to offer - With its cozy footprint and classic character, it's an ideal opportunity for investors, first-time buyers, or anyone looking to create a personalized retreat. This fixer-upper is ready for your vision--whether you're dreaming of a thoughtful renovation, rental investment, or a cozy primary residence. Located in a friendly, close-knit community, you'll enjoy the relaxed pace of small-town living while still being conveniently close to local schools, shops, and dining. If you're looking for an affordable property with great bones, location appeal, and room to add value, this Livingston gem is worth a look. Bring your ideas and make it your own!

10. 2026-01-30
    listed $116,500 Active

    Show marketing remark (796 chars)

    Charming Corner-Lot Fixer-Upper in the Heart of Livingston Welcome home! Situated on a desirable corner lot, this property has so much to offer - With its cozy footprint and classic character, it's an ideal opportunity for investors, first-time buyers, or anyone looking to create a personalized retreat. This fixer-upper is ready for your vision--whether you're dreaming of a thoughtful renovation, rental investment, or a cozy primary residence. Located in a friendly, close-knit community, you'll enjoy the relaxed pace of small-town living while still being conveniently close to local schools, shops, and dining. If you're looking for an affordable property with great bones, location appeal, and room to add value, this Livingston gem is worth a look. Bring your ideas and make it your own!

ⓘ 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: $581 · $48/mo
• Projected year-2 tax: $594 · $50/mo
• Expected delta: +$13/yr (+$1/mo · 2.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,184
• − Mortgage interest: −$6,050
• − Property taxes: −$581
• − Insurance: −$540
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,142
• Taxable income: $4,121
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $4,668/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

-7.3% since first listed

10 events — show timeline

• 2026-03-25 Pending — AcadianaMLS
• 2026-03-25 Pending — GBRMLS
• 2026-03-10 Price Changed $108,000 AcadianaMLS
• 2026-03-10 Price Changed $108,000 GBRMLS
• 2026-03-02 Price Changed $110,000 AcadianaMLS
• 2026-03-02 Price Changed $110,000 GBRMLS
• 2026-02-18 Price Changed $114,000 AcadianaMLS
• 2026-02-18 Price Changed $114,000 GBRMLS
• 2026-01-30 Listed $116,500 GBRMLS
• 2026-01-30 Listed $116,500 AcadianaMLS

Property tax history

+2.9%/yr

Latest (2024): $581 · +16.9% YoY. Source: county tax records.