5927 Breaux Rd · Orange, TX 70668

$175,000

4 bd · 2.0 ba · 1,680 sqft · Manufactured · 320 Days on market

Built 2009 4.28 ac lot ↓ 22% since listing

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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 +16.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +5.1/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country Living with Room to Roam - 5927 Breaux Rd, Vinton, LA 70648 Welcome to your peaceful retreat on 4.28 unrestricted acres in Vinton! This well-maintained 2009 double-wide mobile home features a sprawling open floorplan with 4 bedrooms, 2 bathrooms, and plenty of space to relax or entertain. The home is all-electric and includes a wood-burning fireplace that adds charm and comfort to the living area. The fully equipped island kitchen comes complete with all appliances--including a refrigerator, stove/range, dishwasher, plus a spare refrigerator, washer, and dryer--all staying with the home. Retreat to the primary suite where you'll find a large soaker tub, freestanding shower, and generous storage. Outdoors, the property is outfitted with two powered storage sheds with built-in workbenches, perfect for hobbies, tools, or extra storage. Enjoy the convenience of both a private water well and a public water meter--ready to be hooked up for flexibility. The horseshoe gravel driveway and rocked rear yard make it easy to bring in campers, trailers, or equipment through the back. With no restrictions, this property is ready for your vision--bring your animals, add a shop, or simply enjoy the space. A rare blend of comfort, space, and freedom--schedule your showing today.

Key facts

• Public water meter
• Private water well
• Unrestricted acres

Tags

• UNRESTRICTED ACRES
• WOOD BURNING FIREPLACE
• FULLY EQUIPPED ISLAND KITCHEN
• TWO POWERED STORAGE SHEDS
• PRIVATE WATER WELL
• PUBLIC WATER METER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (15.3% below list).
• Recommended offer: $148k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.8% in Orange — 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 71/100 on livability (#286 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, amenities F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Vinton Elementary School (math 27% / reading 42%, grade F, #284 of 646 statewide, top 46%, 458 students, 72% FRL); Vinton Middle School (math 20% / reading 32%, grade F, #137 of 218 statewide, top 63%, 214 students, 68% FRL); Vinton High School (math 32% / reading 37%, grade F, #106 of 265 statewide, top 43%, 301 students, 62% FRL) — zoned schools average 68% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.3% local appreciation)).
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,200 (15.3% below list)

Questions for the listing agent

1. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 15% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.42×
• Total profit: $20,777
• Equity at exit: $71,479

10-year hold

• IRR: 10.8%
• Equity multiple: 2.50×
• Total profit: $73,433
• Equity at exit: $104,850

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 70668

• Home prices YoY: 3.1%
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $103

Break-even live

Break-even rent $1,352

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $202	-5% $152	+0% $103	+5% $53	+10% $4
Rent	-10% $-14	-5% $44	+0% $103	+5% $161	+10% $220
Rate	-1.0pp $191	-0.5pp $147	base $103	+0.5pp $57	+1.0pp $11

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $175,000 Active 320 DOM
2. 2026-06-19
   days on market $175,000 Active 318 DOM
3. 2026-06-18
   days on market $175,000 Active 317 DOM
4. 2026-06-17
   days on market $175,000 Active 316 DOM
5. 2026-06-16
   days on market $175,000 Active 315 DOM
6. 2026-06-15
   days on market $175,000 Active 314 DOM
7. 2026-06-14
   days on market $175,000 Active 312 DOM
8. 2026-06-13
   days on market $175,000 Active 311 DOM
9. 2026-06-10
   days on market $175,000 Active 309 DOM
10. 2026-06-09
    days on market $175,000 Active 308 DOM
11. 2026-06-08
    days on market $175,000 Active 307 DOM
12. 2026-06-07
    days on market $175,000 Active 306 DOM
13. 2026-06-05
    days on market $175,000 Active 303 DOM
14. 2026-06-02
    days on market $175,000 Active 301 DOM
15. 2026-06-01
    days on market $175,000 Active 300 DOM
16. 2026-05-31
    days on market $175,000 Active 299 DOM
17. 2026-05-30
    days on market $175,000 Active 298 DOM
18. 2026-05-18
    price $175,000 1289-char remark

    Show marketing remark (1289 chars)

    Country Living with Room to Roam - 5927 Breaux Rd, Vinton, LA 70648 Welcome to your peaceful retreat on 4.28 unrestricted acres in Vinton! This well-maintained 2009 double-wide mobile home features a sprawling open floorplan with 4 bedrooms, 2 bathrooms, and plenty of space to relax or entertain. The home is all-electric and includes a wood-burning fireplace that adds charm and comfort to the living area. The fully equipped island kitchen comes complete with all appliances--including a refrigerator, stove/range, dishwasher, plus a spare refrigerator, washer, and dryer--all staying with the home. Retreat to the primary suite where you'll find a large soaker tub, freestanding shower, and generous storage. Outdoors, the property is outfitted with two powered storage sheds with built-in workbenches, perfect for hobbies, tools, or extra storage. Enjoy the convenience of both a private water well and a public water meter--ready to be hooked up for flexibility. The horseshoe gravel driveway and rocked rear yard make it easy to bring in campers, trailers, or equipment through the back. With no restrictions, this property is ready for your vision--bring your animals, add a shop, or simply enjoy the space. A rare blend of comfort, space, and freedom--schedule your showing today.

19. 2026-03-10
    price $180,000 1289-char remark

    Show marketing remark (1289 chars)

    Country Living with Room to Roam - 5927 Breaux Rd, Vinton, LA 70648 Welcome to your peaceful retreat on 4.28 unrestricted acres in Vinton! This well-maintained 2009 double-wide mobile home features a sprawling open floorplan with 4 bedrooms, 2 bathrooms, and plenty of space to relax or entertain. The home is all-electric and includes a wood-burning fireplace that adds charm and comfort to the living area. The fully equipped island kitchen comes complete with all appliances--including a refrigerator, stove/range, dishwasher, plus a spare refrigerator, washer, and dryer--all staying with the home. Retreat to the primary suite where you'll find a large soaker tub, freestanding shower, and generous storage. Outdoors, the property is outfitted with two powered storage sheds with built-in workbenches, perfect for hobbies, tools, or extra storage. Enjoy the convenience of both a private water well and a public water meter--ready to be hooked up for flexibility. The horseshoe gravel driveway and rocked rear yard make it easy to bring in campers, trailers, or equipment through the back. With no restrictions, this property is ready for your vision--bring your animals, add a shop, or simply enjoy the space. A rare blend of comfort, space, and freedom--schedule your showing today.

20. 2025-12-26
    price $190,000 1289-char remark

    Show marketing remark (1289 chars)

    Country Living with Room to Roam - 5927 Breaux Rd, Vinton, LA 70648 Welcome to your peaceful retreat on 4.28 unrestricted acres in Vinton! This well-maintained 2009 double-wide mobile home features a sprawling open floorplan with 4 bedrooms, 2 bathrooms, and plenty of space to relax or entertain. The home is all-electric and includes a wood-burning fireplace that adds charm and comfort to the living area. The fully equipped island kitchen comes complete with all appliances--including a refrigerator, stove/range, dishwasher, plus a spare refrigerator, washer, and dryer--all staying with the home. Retreat to the primary suite where you'll find a large soaker tub, freestanding shower, and generous storage. Outdoors, the property is outfitted with two powered storage sheds with built-in workbenches, perfect for hobbies, tools, or extra storage. Enjoy the convenience of both a private water well and a public water meter--ready to be hooked up for flexibility. The horseshoe gravel driveway and rocked rear yard make it easy to bring in campers, trailers, or equipment through the back. With no restrictions, this property is ready for your vision--bring your animals, add a shop, or simply enjoy the space. A rare blend of comfort, space, and freedom--schedule your showing today.

21. 2025-09-23
    price $199,900 1289-char remark

    Show marketing remark (1289 chars)

    Country Living with Room to Roam - 5927 Breaux Rd, Vinton, LA 70648 Welcome to your peaceful retreat on 4.28 unrestricted acres in Vinton! This well-maintained 2009 double-wide mobile home features a sprawling open floorplan with 4 bedrooms, 2 bathrooms, and plenty of space to relax or entertain. The home is all-electric and includes a wood-burning fireplace that adds charm and comfort to the living area. The fully equipped island kitchen comes complete with all appliances--including a refrigerator, stove/range, dishwasher, plus a spare refrigerator, washer, and dryer--all staying with the home. Retreat to the primary suite where you'll find a large soaker tub, freestanding shower, and generous storage. Outdoors, the property is outfitted with two powered storage sheds with built-in workbenches, perfect for hobbies, tools, or extra storage. Enjoy the convenience of both a private water well and a public water meter--ready to be hooked up for flexibility. The horseshoe gravel driveway and rocked rear yard make it easy to bring in campers, trailers, or equipment through the back. With no restrictions, this property is ready for your vision--bring your animals, add a shop, or simply enjoy the space. A rare blend of comfort, space, and freedom--schedule your showing today.

22. 2025-06-05
    listed $225,000 Active 1289-char remark

    Show marketing remark (1289 chars)

    Country Living with Room to Roam - 5927 Breaux Rd, Vinton, LA 70648 Welcome to your peaceful retreat on 4.28 unrestricted acres in Vinton! This well-maintained 2009 double-wide mobile home features a sprawling open floorplan with 4 bedrooms, 2 bathrooms, and plenty of space to relax or entertain. The home is all-electric and includes a wood-burning fireplace that adds charm and comfort to the living area. The fully equipped island kitchen comes complete with all appliances--including a refrigerator, stove/range, dishwasher, plus a spare refrigerator, washer, and dryer--all staying with the home. Retreat to the primary suite where you'll find a large soaker tub, freestanding shower, and generous storage. Outdoors, the property is outfitted with two powered storage sheds with built-in workbenches, perfect for hobbies, tools, or extra storage. Enjoy the convenience of both a private water well and a public water meter--ready to be hooked up for flexibility. The horseshoe gravel driveway and rocked rear yard make it easy to bring in campers, trailers, or equipment through the back. With no restrictions, this property is ready for your vision--bring your animals, add a shop, or simply enjoy the space. A rare blend of comfort, space, and freedom--schedule your showing today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $930 · $78/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$2,272/yr (+$189/mo · 244.3%)

ⓘ 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) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,784
• − Mortgage interest: −$9,803
• − Property taxes: −$930
• − Insurance: −$875
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$5,091
• Taxable loss: −$1,760
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,654/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: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — Orange

• Score: 71/100
• State rank: #286
• US rank: #6456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,976
• Population (ZIP): 6,347

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Black 6% Two or more races 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 7% Portuguese 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.26%
• Current HPI: 74.8296
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-22.2% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $175,000 SWLAR
• 2026-03-10 Price Changed $180,000 SWLAR
• 2025-12-26 Price Changed $190,000 SWLAR
• 2025-09-23 Price Changed $199,900 SWLAR
• 2025-06-05 Listed $225,000 SWLAR

Property tax history

+0.4%/yr

Latest (2025): $930 · -1.5% YoY. Source: county tax records.