57 Deville Cutoff Rd · Deville, LA 71328

$93,500

3 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 93 Days on market

Built 2008 0.99 ac lot $67/sqft · 16% below area Est $102k · 8% under

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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 +29.9/30.0
• ARV discount +11.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for space, comfort, and a move-in-ready setup without breaking the bank? This clean and well-maintained 2008 16x80 mobile home in the Deville community checks all the boxes. Featuring 3 bedrooms and 2 bathrooms, the home sits on a full acre and is zoned for Buckeye schools -- giving you room to spread out while staying close to what matters. Enjoy morning coffee on the front porch or unwind in the screened back porch overlooking your yard. The property also includes a double carport, two storage sheds for extra storage, and a handy outdoor sink and prep table -- perfect for hobbies, gatherings, or weekend projects. Whether you're buying your first home or downsizing into something manageable, this property offers a complete setup at a value that's hard to beat. Come see how easy it would be to make this one your own.

Key facts

• Screened back porch
• Front porch
• Double carport

Tags

• MOVE IN READY
• FULL ACRE
• ZONED FOR BUCKEYE SCHOOLS
• FRONT PORCH
• SCREENED BACK PORCH
• DOUBLE CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $85k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#133 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D, amenities F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 62 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $646 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $94k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,085 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 B-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: 1.28% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.93%
• DSCR: 1.71
• GRM: 6.5

CMA / ARV

• ARV (median comp): $102,000
• List price: $93,500
• Delta: -8.33%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Deville Cutoff Rd	0.00mi	3/2.0	1,280 (-8%)	1mo	$90,000	$70	86

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: 6.8%
• Equity multiple: 1.27×
• Total profit: $6,974
• Equity at exit: $13,941

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $34,523
• Equity at exit: $8,084

Cash invested: $26,180 (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 71328

• Home prices YoY: -18.7%
• Active inventory: 62
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$490
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $348

Break-even live

Break-even rent $752

Max offer price $93,500

Occupancy floor 66%

Sensitivity live

Price	-10% $401	-5% $374	+0% $348	+5% $321	+10% $295
Rent	-10% $253	-5% $300	+0% $348	+5% $395	+10% $442
Rate	-1.0pp $395	-0.5pp $371	base $348	+0.5pp $323	+1.0pp $299

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-17
   status Pending 836-char remark

   Show marketing remark (836 chars)

   Looking for space, comfort, and a move-in-ready setup without breaking the bank? This clean and well-maintained 2008 16x80 mobile home in the Deville community checks all the boxes. Featuring 3 bedrooms and 2 bathrooms, the home sits on a full acre and is zoned for Buckeye schools -- giving you room to spread out while staying close to what matters. Enjoy morning coffee on the front porch or unwind in the screened back porch overlooking your yard. The property also includes a double carport, two storage sheds for extra storage, and a handy outdoor sink and prep table -- perfect for hobbies, gatherings, or weekend projects. Whether you're buying your first home or downsizing into something manageable, this property offers a complete setup at a value that's hard to beat. Come see how easy it would be to make this one your own.

2. 2026-05-03
   price $93,500 836-char remark

   Show marketing remark (836 chars)

   Looking for space, comfort, and a move-in-ready setup without breaking the bank? This clean and well-maintained 2008 16x80 mobile home in the Deville community checks all the boxes. Featuring 3 bedrooms and 2 bathrooms, the home sits on a full acre and is zoned for Buckeye schools -- giving you room to spread out while staying close to what matters. Enjoy morning coffee on the front porch or unwind in the screened back porch overlooking your yard. The property also includes a double carport, two storage sheds for extra storage, and a handy outdoor sink and prep table -- perfect for hobbies, gatherings, or weekend projects. Whether you're buying your first home or downsizing into something manageable, this property offers a complete setup at a value that's hard to beat. Come see how easy it would be to make this one your own.

3. 2026-03-20
   price $94,000 836-char remark

   Show marketing remark (836 chars)

   Looking for space, comfort, and a move-in-ready setup without breaking the bank? This clean and well-maintained 2008 16x80 mobile home in the Deville community checks all the boxes. Featuring 3 bedrooms and 2 bathrooms, the home sits on a full acre and is zoned for Buckeye schools -- giving you room to spread out while staying close to what matters. Enjoy morning coffee on the front porch or unwind in the screened back porch overlooking your yard. The property also includes a double carport, two storage sheds for extra storage, and a handy outdoor sink and prep table -- perfect for hobbies, gatherings, or weekend projects. Whether you're buying your first home or downsizing into something manageable, this property offers a complete setup at a value that's hard to beat. Come see how easy it would be to make this one your own.

4. 2026-03-06
   price $95,000 836-char remark

   Show marketing remark (836 chars)

   Looking for space, comfort, and a move-in-ready setup without breaking the bank? This clean and well-maintained 2008 16x80 mobile home in the Deville community checks all the boxes. Featuring 3 bedrooms and 2 bathrooms, the home sits on a full acre and is zoned for Buckeye schools -- giving you room to spread out while staying close to what matters. Enjoy morning coffee on the front porch or unwind in the screened back porch overlooking your yard. The property also includes a double carport, two storage sheds for extra storage, and a handy outdoor sink and prep table -- perfect for hobbies, gatherings, or weekend projects. Whether you're buying your first home or downsizing into something manageable, this property offers a complete setup at a value that's hard to beat. Come see how easy it would be to make this one your own.

5. 2026-02-17
   status Active 836-char remark

   Show marketing remark (836 chars)

   Looking for space, comfort, and a move-in-ready setup without breaking the bank? This clean and well-maintained 2008 16x80 mobile home in the Deville community checks all the boxes. Featuring 3 bedrooms and 2 bathrooms, the home sits on a full acre and is zoned for Buckeye schools -- giving you room to spread out while staying close to what matters. Enjoy morning coffee on the front porch or unwind in the screened back porch overlooking your yard. The property also includes a double carport, two storage sheds for extra storage, and a handy outdoor sink and prep table -- perfect for hobbies, gatherings, or weekend projects. Whether you're buying your first home or downsizing into something manageable, this property offers a complete setup at a value that's hard to beat. Come see how easy it would be to make this one your own.

6. 2026-02-11
   status Pending 836-char remark

   Show marketing remark (836 chars)

   Looking for space, comfort, and a move-in-ready setup without breaking the bank? This clean and well-maintained 2008 16x80 mobile home in the Deville community checks all the boxes. Featuring 3 bedrooms and 2 bathrooms, the home sits on a full acre and is zoned for Buckeye schools -- giving you room to spread out while staying close to what matters. Enjoy morning coffee on the front porch or unwind in the screened back porch overlooking your yard. The property also includes a double carport, two storage sheds for extra storage, and a handy outdoor sink and prep table -- perfect for hobbies, gatherings, or weekend projects. Whether you're buying your first home or downsizing into something manageable, this property offers a complete setup at a value that's hard to beat. Come see how easy it would be to make this one your own.

7. 2026-02-05
   listed $96,000 Active 836-char remark

   Show marketing remark (836 chars)

   Looking for space, comfort, and a move-in-ready setup without breaking the bank? This clean and well-maintained 2008 16x80 mobile home in the Deville community checks all the boxes. Featuring 3 bedrooms and 2 bathrooms, the home sits on a full acre and is zoned for Buckeye schools -- giving you room to spread out while staying close to what matters. Enjoy morning coffee on the front porch or unwind in the screened back porch overlooking your yard. The property also includes a double carport, two storage sheds for extra storage, and a handy outdoor sink and prep table -- perfect for hobbies, gatherings, or weekend projects. Whether you're buying your first home or downsizing into something manageable, this property offers a complete setup at a value that's hard to beat. Come see how easy it would be to make this one your own.

8. 2023-05-04
   soldstatus $45,000

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $781 · $65/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,308
• − Mortgage interest: −$5,237
• − Property taxes: −$781
• − Insurance: −$468
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,720
• Taxable income: $2,813
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,496/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: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Deville

• Score: 66/100
• State rank: #133
• US rank: #12204

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deville, LA
• Population (ZIP): 8,081

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 8% Slovak 2% English 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.42%
• Current HPI: 214.9335
• 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

+107.8% since first listed

8 events — show timeline

• 2026-05-17 Pending — AcadianaMLS
• 2026-05-03 Price Changed $93,500 AcadianaMLS
• 2026-03-20 Price Changed $94,000 AcadianaMLS
• 2026-03-06 Price Changed $95,000 AcadianaMLS
• 2026-02-17 Relisted — AcadianaMLS
• 2026-02-11 Pending — AcadianaMLS
• 2026-02-05 Listed $96,000 AcadianaMLS
• 2023-05-04 Sold (Public Records) $45,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $781 · +1.1% YoY. Source: county tax records.