1003 Turkey Trot Run · Henderson, LA 70517

$165,000

4 bd · 2.0 ba · 2,392 sqft · Manufactured public records · 243 Days on market

Built 1993 1.37 ac lot

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large camp in Butte La Rose area that sits on 1.37 acres!!! Driving up you'll see the new beautiful wrap around deck new roof. The large yard has fruit trees and is perfect for riding four wheelers and hunting! Inside the heavy lifting has been done for you! Seller started renovating and all that is left is for you to put your finishing touches. Flooring for the entire camp is being left with it. Outside the barn can be used as storage and has an unfinished studio apartment. Possibilities are endless! Call your realtor to make this your favorite place to escape and play!

Key facts

• Wrap around deck
• Fruit trees
• 1.37 acre lot

Tags

• WRAP AROUND DECK
• FRUIT TREES
• UNFINISHED STUDIO APARTMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $163k (1.0% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#263 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: schools F, amenities F, commute F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 276 active listings in the ZIP; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $165k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-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. 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: 0.99% ✗
• Cap rate: 8.61%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 8.4

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-14,395
• Equity at exit: $24,602

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,352
• Equity at exit: $14,266

Cash invested: $46,200 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$69
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $194

Break-even live

Break-even rent $1,388

Max offer price $165,000

Occupancy floor 83%

Sensitivity live

Price	-10% $287	-5% $241	+0% $194	+5% $147	+10% $100
Rent	-10% $65	-5% $129	+0% $194	+5% $258	+10% $323
Rate	-1.0pp $277	-0.5pp $236	base $194	+0.5pp $151	+1.0pp $108

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-31
   days on market $165,000 Active 243 DOM
2. 2026-05-30
   days on market $165,000 Active 242 DOM
3. 2026-02-27
   price $165,000 577-char remark

   Show marketing remark (577 chars)

   Large camp in Butte La Rose area that sits on 1.37 acres!!! Driving up you'll see the new beautiful wrap around deck new roof. The large yard has fruit trees and is perfect for riding four wheelers and hunting! Inside the heavy lifting has been done for you! Seller started renovating and all that is left is for you to put your finishing touches. Flooring for the entire camp is being left with it. Outside the barn can be used as storage and has an unfinished studio apartment. Possibilities are endless! Call your realtor to make this your favorite place to escape and play!

4. 2025-09-30
   listed $175,000 Active 577-char remark

   Show marketing remark (577 chars)

   Large camp in Butte La Rose area that sits on 1.37 acres!!! Driving up you'll see the new beautiful wrap around deck new roof. The large yard has fruit trees and is perfect for riding four wheelers and hunting! Inside the heavy lifting has been done for you! Seller started renovating and all that is left is for you to put your finishing touches. Flooring for the entire camp is being left with it. Outside the barn can be used as storage and has an unfinished studio apartment. Possibilities are endless! Call your realtor to make this your favorite place to escape and play!

5. 2024-02-06
   soldstatus $45,000 Sold 292-char remark

   Show marketing remark (292 chars)

   Come check out this great opportunity for a camp or possible investment Property. Perfect spot for hunting, fishing, camping, etc. Renovations and repairs are in process ready for someone to finish it how they like. The property has a large yard and small barn for storing toys and equipment.

6. 2024-02-06
   soldstatus $45,000

   Show marketing remark (292 chars)

   Come check out this great opportunity for a camp or possible investment Property. Perfect spot for hunting, fishing, camping, etc. Renovations and repairs are in process ready for someone to finish it how they like. The property has a large yard and small barn for storing toys and equipment.

7. 2024-01-05
   status Pending 292-char remark

   Show marketing remark (292 chars)

   Come check out this great opportunity for a camp or possible investment Property. Perfect spot for hunting, fishing, camping, etc. Renovations and repairs are in process ready for someone to finish it how they like. The property has a large yard and small barn for storing toys and equipment.

8. 2023-06-12
   listed $55,000 Active 292-char remark

   Show marketing remark (292 chars)

   Come check out this great opportunity for a camp or possible investment Property. Perfect spot for hunting, fishing, camping, etc. Renovations and repairs are in process ready for someone to finish it how they like. The property has a large yard and small barn for storing toys and equipment.

9. 2021-04-27
   soldstatus $16,500
10. 2021-04-22
    soldstatus $16,500
11. 2021-03-11
    listed $22,000
12. 2012-02-07
    soldstatus $20,000
13. 2009-06-02
    listed $139,900

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$461/yr (+$38/mo · 103.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 94% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $19,599
• − Mortgage interest: −$9,243
• − Property taxes: −$447
• − Insurance: −$2,328
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$4,800
• Taxable loss: −$353
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $2,411/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: St. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Henderson

• Score: 60/100
• State rank: #263
• US rank: #19364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,570

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 87% English-only · French/Haitian/Cajun 9% Spanish 3% Vietnamese 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.00%
• Current HPI: 143.4293
• 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

+17.9% since first listed

11 events — show timeline

• 2026-02-27 Price Changed $165,000 AcadianaMLS
• 2025-09-30 Listed $175,000 AcadianaMLS
• 2024-02-06 Sold (Public Records) $45,000 Public Records
• 2024-02-06 Sold (MLS) $45,000 AcadianaMLS
• 2024-01-05 Pending — AcadianaMLS
• 2023-06-12 Listed $55,000 AcadianaMLS
• 2021-04-27 Sold (Public Records) $16,500 Public Records
• 2021-04-22 Sold (MLS) $16,500 AcadianaMLS
• 2021-03-11 Listed $22,000 AcadianaMLS
• 2012-02-07 Sold (Public Records) $20,000 Public Records
• 2009-06-02 Listed $139,900 AcadianaMLS

Property tax history

+3.6%/yr

Latest (2025): $447 · +0.0% YoY. Source: county tax records.