Investing in Livingston County
Livingston County covers 2 rental markets we actively finance in Louisiana — Denham Springs, Walker. Across those markets the median investment basis averages $257,500, a long-term lease averages $1,463/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $1,786. That produces a county-wide average DSCR ratio near 0.82x.
Basis varies more inside Livingston County than the average suggests. Walker is the lowest entry point at roughly $250,000, while Denham Springs currently models the strongest coverage ratio in the county at 0.82x. When two towns in the same county ratio differently, it is almost always the rent-to-price relationship rather than the rate — the same loan pricing applies county-wide, so the deal is won on which submarket you buy in.