53069 Cason Rd · Independence, LA 70443

$72,000

4 bd · 2.0 ba · 1,266 sqft · Manufactured · 111 Days on market

Built 1994 Poor condition 1.85 ac lot ↓ 10% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Little red home situated on 1.85 acres featuring a blend of partially cleared land and wooded areas for added privacy. The main residence is a 1994 mobile home with additions, offering expanded living space and plenty of potential. The property is in need of repairs and updates and is being sold as a fixer-upper. This is an exciting opportunity to own property near Independence High School with rental potential or the option to create your future homesite. The mix of open space and tree coverage provides flexibility for a variety of uses. The home and property are being sold as-is. All measurements are approximations and are to be verified by the buyer. A second mobile home is currently on the property and is pending removal.

Key facts

• Rental potential
• Wooded areas
• Future homesite

Tags

• 1.85 ACRES
• PARTIALLY CLEARED LAND
• WOODED AREAS
• EXPANDED LIVING SPACE
• RENTAL POTENTIAL
• FUTURE HOMESITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $72k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 3.9% in Independence — 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 56/100 on livability (#351 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (10%) 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,520 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.15% ✓
• Cap rate: 18.41%
• Cash-on-cash: 43.27%
• DSCR: 2.93
• GRM: 3.9

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: 40.1%
• Equity multiple: 2.72×
• Total profit: $34,654
• Equity at exit: $10,735

10-year hold

• IRR: 46.5%
• Equity multiple: 5.46×
• Total profit: $89,888
• Equity at exit: $6,225

Cash invested: $20,160 (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 70443

• Active inventory: 109
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $727

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 48%

Sensitivity live

Price	-10% $777	-5% $752	+0% $727	+5% $702	+10% $677
Rent	-10% $604	-5% $666	+0% $727	+5% $788	+10% $849
Rate	-1.0pp $763	-0.5pp $745	base $727	+0.5pp $708	+1.0pp $689

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52520 Highway 1065 Independence, LA	3.0	2.0	1423	$1,550	$1.09	44d	1	0.46mi

Listing history 22 events

1. 2026-06-21
   days on market $72,000 Active 111 DOM
2. 2026-06-19
   days on market $72,000 Active 109 DOM
3. 2026-06-18
   days on market $72,000 Active 108 DOM
4. 2026-06-17
   days on market $72,000 Active 107 DOM
5. 2026-06-16
   days on market $72,000 Active 106 DOM
6. 2026-06-15
   days on market $72,000 Active 105 DOM
7. 2026-06-14
   days on market $72,000 Active 103 DOM
8. 2026-06-13
   days on market $72,000 Active 102 DOM
9. 2026-06-10
   days on market $72,000 Active 100 DOM
10. 2026-06-09
    days on market $72,000 Active 99 DOM
11. 2026-06-08
    days on market $72,000 Active 98 DOM
12. 2026-06-07
    days on market $72,000 Active 97 DOM
13. 2026-06-05
    days on market $72,000 Active 94 DOM
14. 2026-06-03
    days on market $72,000 Active 93 DOM
15. 2026-06-02
    days on market $72,000 Active 92 DOM
16. 2026-06-01
    days on market $72,000 Active 91 DOM
17. 2026-05-31
    days on market $72,000 Active 90 DOM
18. 2026-05-30
    days on market $72,000 Active 89 DOM
19. 2026-04-18
    price $72,000 735-char remark

    Show marketing remark (735 chars)

    Little red home situated on 1.85 acres featuring a blend of partially cleared land and wooded areas for added privacy. The main residence is a 1994 mobile home with additions, offering expanded living space and plenty of potential. The property is in need of repairs and updates and is being sold as a fixer-upper. This is an exciting opportunity to own property near Independence High School with rental potential or the option to create your future homesite. The mix of open space and tree coverage provides flexibility for a variety of uses. The home and property are being sold as-is. All measurements are approximations and are to be verified by the buyer. A second mobile home is currently on the property and is pending removal.

20. 2026-04-18
    price $72,000 735-char remark

    Show marketing remark (735 chars)

    Little red home situated on 1.85 acres featuring a blend of partially cleared land and wooded areas for added privacy. The main residence is a 1994 mobile home with additions, offering expanded living space and plenty of potential. The property is in need of repairs and updates and is being sold as a fixer-upper. This is an exciting opportunity to own property near Independence High School with rental potential or the option to create your future homesite. The mix of open space and tree coverage provides flexibility for a variety of uses. The home and property are being sold as-is. All measurements are approximations and are to be verified by the buyer. A second mobile home is currently on the property and is pending removal.

21. 2026-02-28
    listed $80,000 Active 735-char remark

    Show marketing remark (735 chars)

    Little red home situated on 1.85 acres featuring a blend of partially cleared land and wooded areas for added privacy. The main residence is a 1994 mobile home with additions, offering expanded living space and plenty of potential. The property is in need of repairs and updates and is being sold as a fixer-upper. This is an exciting opportunity to own property near Independence High School with rental potential or the option to create your future homesite. The mix of open space and tree coverage provides flexibility for a variety of uses. The home and property are being sold as-is. All measurements are approximations and are to be verified by the buyer. A second mobile home is currently on the property and is pending removal.

22. 2026-02-28
    listed $80,000 Active 735-char remark

    Show marketing remark (735 chars)

    Little red home situated on 1.85 acres featuring a blend of partially cleared land and wooded areas for added privacy. The main residence is a 1994 mobile home with additions, offering expanded living space and plenty of potential. The property is in need of repairs and updates and is being sold as a fixer-upper. This is an exciting opportunity to own property near Independence High School with rental potential or the option to create your future homesite. The mix of open space and tree coverage provides flexibility for a variety of uses. The home and property are being sold as-is. All measurements are approximations and are to be verified by the buyer. A second mobile home is currently on the property and is pending removal.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,095
• Taxable income: $8,056
• Est. tax owed @ 24.0%: −$1,934
• After-tax cash flow: $6,790/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.

Condition & rehab AI · 7 photos

Poor 20/100 Extensive rehab

This fixer-upper property requires extensive repairs and updates to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Exterior landscaping — Overgrown vegetation and lack of maintenance require significant work to improve curb appeal.
• Major Flooring — Worn and in need of replacement to improve the living space.
• Major Interior walls — Peeling paint and potential structural issues require significant work to improve the living space.
• Major Roof — Not visible, but given the overall condition, it is likely in need of repair or replacement.
• Major Exterior siding — Visible damage and wear require significant work to improve the exterior appearance.
• Major Windows — Old and likely in need of replacement to improve the living space.
• Major Foundation/structure — Settling and potential structural issues require significant work to ensure the home's stability.
• Major HVAC/mechanicals — Likely in need of maintenance or replacement to improve the home's comfort and energy efficiency.

Value-add opportunities

• Both Landscaping and exterior improvements — Improving the curb appeal and exterior appearance will attract more buyers and renters.
• Both Interior updates — Updating the interior will make the home more attractive and functional, increasing its value.
• Both HVAC system — A new HVAC system will improve comfort and energy efficiency, attracting more buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior landscaping · Overgrown vegetation and lack of maintenance require significant work to improve curb appeal.	Major	$15,000–50,000
Flooring · Worn and in need of replacement to improve the living space.	Major	$15,000–50,000
Interior walls · Peeling paint and potential structural issues require significant work to improve the living space.	Major	$15,000–50,000
Roof · Not visible, but given the overall condition, it is likely in need of repair or replacement.	Major	$15,000–50,000
Exterior siding · Visible damage and wear require significant work to improve the exterior appearance.	Major	$15,000–50,000
Windows · Old and likely in need of replacement to improve the living space.	Major	$15,000–50,000
Foundation/structure · Settling and potential structural issues require significant work to ensure the home's stability.	Major	$15,000–50,000
HVAC/mechanicals · Likely in need of maintenance or replacement to improve the home's comfort and energy efficiency.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Landscaping and exterior improvements — Improving the curb appeal and exterior appearance will attract more buyers and renters. ↑
• Both Interior updates — Updating the interior will make the home more attractive and functional, increasing its value. ↑
• Both HVAC system — A new HVAC system will improve comfort and energy efficiency, attracting more buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

Livability — Independence

• Score: 56/100
• State rank: #351
• US rank: #23010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,359

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 53% Black 28% Hispanic / Latino 16% Two or more races 12%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 7% Slovak 2% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.69%
• Current HPI: 101.0489
• 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

-10.0% since first listed

4 events — show timeline

• 2026-04-18 Price Changed $72,000 AcadianaMLS
• 2026-04-18 Price Changed $72,000 GBRMLS
• 2026-02-28 Listed $80,000 GBRMLS
• 2026-02-28 Listed $80,000 AcadianaMLS