30120 Mccullen Rd · Albany, LA 70744

$135,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured · 104 Days on market

Built 1996 3.30 ac lot $63/sqft · 66% below area

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Large 4-5 Bdr / 2 Bath 1996 Palm Harbor Double Wide mobile home on 3.3 Acres in Holden Area. Located just off Hwy 190 between Holden and Albany. Features: Metal Roof, Single Carport, Living Room & Den. Primary Bdr has an office with a closet that could be a 5th Bdr if needed. >Easy access to Interstate 55 and 12.< Needs some TLC, but lots of potential for this Property. Call us today.

Key facts

• Metal roof
• Living room
• Single carport

Tags

• METAL ROOF
• SINGLE CARPORT
• LIVING ROOM
• DEN
• OFFICE WITH A CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.5% in Albany — 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 77/100 on livability (#12 in LA, #3,099 nationally) — a middle-class / working-renter tenant base. Strengths: schools 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: 65 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (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; severe 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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 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: 1.16% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.63%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $395,655
• List price: $135,000
• Delta: -65.88%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,539
• Equity at exit: $20,129

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $22,754
• Equity at exit: $11,672

Cash invested: $37,800 (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 70744

• Home prices YoY: -23.5%
• Active inventory: 65
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $303

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 76%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 104 DOM
2. 2026-06-17
   days on market $135,000 Active 103 DOM
3. 2026-06-16
   days on market $135,000 Active 102 DOM
4. 2026-06-15
   days on market $135,000 Active 101 DOM
5. 2026-06-14
   days on market $135,000 Active 99 DOM
6. 2026-06-13
   days on market $135,000 Active 98 DOM
7. 2026-06-10
   days on market $135,000 Active 96 DOM
8. 2026-06-09
   days on market $135,000 Active 95 DOM
9. 2026-06-08
   days on market $135,000 Active 94 DOM
10. 2026-06-07
    pricedays on market $135,000 Active 93 DOM
11. 2026-06-03
    days on market $145,000 Active 89 DOM
12. 2026-06-02
    days on market $145,000 Active 88 DOM
13. 2026-06-01
    days on market $145,000 Active 87 DOM
14. 2026-05-31
    days on market $145,000 Active 86 DOM
15. 2026-05-31
    days on market $145,000 Active 85 DOM
16. 2026-03-05
    listed $145,000 Active 401-char remark

    Show marketing remark (397 chars)

    Large 4-5 Bdr / 2 Bath 1996 Palm Harbor Double Wide mobile home on 3.3 Acres in Holden Area. Located just off Hwy 190 between Holden and Albany. Features: Metal Roof, Single Carport, Living Room &amp; Den. Primary Bdr has an office with a closet that could be a 5th Bdr if needed. &gt;Easy access to Interstate 55 and 12.&lt; Needs some TLC, but lots of potential for this Property. Call us today.

17. 2026-03-05
    listed $145,000 Active 397-char remark

    Show marketing remark (397 chars)

    Large 4-5 Bdr / 2 Bath 1996 Palm Harbor Double Wide mobile home on 3.3 Acres in Holden Area. Located just off Hwy 190 between Holden and Albany. Features: Metal Roof, Single Carport, Living Room &amp; Den. Primary Bdr has an office with a closet that could be a 5th Bdr if needed. &gt;Easy access to Interstate 55 and 12.&lt; Needs some TLC, but lots of potential for this Property. Call us today.

18. 2007-09-21
    soldstatus

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,778
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,927
• Taxable income: $1,584
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $3,259/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 — Albany

• Score: 77/100
• State rank: #12
• US rank: #3099

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

• Population (ZIP): 5,857

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 9% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -45.97%
• Current HPI: 149.5343
• 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

+0.0% since first listed

3 events — show timeline

• 2026-03-05 Listed $145,000 AcadianaMLS
• 2026-03-05 Listed $145,000 GSREIN
• 2007-09-21 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2024): $199 · +8.7% YoY. Source: county tax records.