1401 Main St · Elton, LA 70532

$87,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 124 Days on market

Built 2022 Good condition 8,164 sqft 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 +20.5/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Investor Opportunity-Income Producing Property 2022 manufactured home offering 2 bedrooms and 2 full bathrooms, situated on a corner lot. Well maintained and low maintenance, this newer construction provides an excellent addition to any investment portfolio. Property is currently leased to an ambulance service, generating immediate rental income. Lease in place--buyer may assume existing lease terms.

Key facts

• Newer construction
• Corner lot
• 8,164 sq ft lot

Tags

• INCOME PRODUCING PROPERTY
• CORNER LOT
• NEWER CONSTRUCTION
• IMMEDIATE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $87k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $115 ($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 $86k (0.9% below list).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#34 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($601 loan paydown + $5k appreciation (5.3% local appreciation)).
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($77k) 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 $50k; list at $87k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.99% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.19×
• Total profit: $29,003
• Equity at exit: $51,018

10-year hold

• IRR: 18.3%
• Equity multiple: 4.31×
• Total profit: $80,598
• Equity at exit: $89,503

Cash invested: $24,360 (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 70532

• Home prices YoY: 5.0%
• Active inventory: 18
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$73 /mo · $882/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $115

Break-even live

Break-even rent $716

Max offer price $87,000

Occupancy floor 82%

Sensitivity live

Price	-10% $165	-5% $140	+0% $115	+5% $91	+10% $66
Rent	-10% $47	-5% $81	+0% $115	+5% $149	+10% $183
Rate	-1.0pp $159	-0.5pp $137	base $115	+0.5pp $93	+1.0pp $70

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $87,000 Active 124 DOM
2. 2026-06-18
   days on market $87,000 Active 123 DOM
3. 2026-06-17
   days on market $87,000 Active 122 DOM
4. 2026-06-16
   days on market $87,000 Active 121 DOM
5. 2026-06-15
   days on market $87,000 Active 120 DOM
6. 2026-06-14
   days on market $87,000 Active 118 DOM
7. 2026-06-13
   days on market $87,000 Active 117 DOM
8. 2026-06-10
   days on market $87,000 Active 115 DOM
9. 2026-06-09
   days on market $87,000 Active 114 DOM
10. 2026-06-08
    days on market $87,000 Active 113 DOM
11. 2026-06-07
    days on market $87,000 Active 112 DOM
12. 2026-06-02
    days on market $87,000 Active 107 DOM
13. 2026-06-01
    days on market $87,000 Active 106 DOM
14. 2026-05-31
    days on market $87,000 Active 105 DOM
15. 2026-05-30
    days on market $87,000 Active 104 DOM
16. 2026-03-26
    price $87,000 403-char remark

    Show marketing remark (401 chars)

    Investor Opportunity-Income Producing Property 2022 manufactured home offering 2 bedrooms and 2 full bathrooms, situated on a corner lot. Well maintained and lowmaintenance, this newer construction provides an excellent addition to any investment portfolio. Property is currently leased to an ambulance service, generatingimmediate rental income. Lease in place--buyer may assume existing lease terms.

17. 2026-03-26
    price $87,000 401-char remark

    Show marketing remark (401 chars)

    Investor Opportunity-Income Producing Property 2022 manufactured home offering 2 bedrooms and 2 full bathrooms, situated on a corner lot. Well maintained and lowmaintenance, this newer construction provides an excellent addition to any investment portfolio. Property is currently leased to an ambulance service, generatingimmediate rental income. Lease in place--buyer may assume existing lease terms.

18. 2026-02-15
    listed $90,000 Active 403-char remark

    Show marketing remark (401 chars)

    Investor Opportunity-Income Producing Property 2022 manufactured home offering 2 bedrooms and 2 full bathrooms, situated on a corner lot. Well maintained and lowmaintenance, this newer construction provides an excellent addition to any investment portfolio. Property is currently leased to an ambulance service, generatingimmediate rental income. Lease in place--buyer may assume existing lease terms.

19. 2026-02-15
    listed $90,000 Active 401-char remark

    Show marketing remark (401 chars)

    Investor Opportunity-Income Producing Property 2022 manufactured home offering 2 bedrooms and 2 full bathrooms, situated on a corner lot. Well maintained and lowmaintenance, this newer construction provides an excellent addition to any investment portfolio. Property is currently leased to an ambulance service, generatingimmediate rental income. Lease in place--buyer may assume existing lease terms.

20. 2020-09-17
    soldstatus $50,000

ⓘ 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: $882 · $73/mo
• Projected year-2 tax: $882 · $73/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $10,349
• − Mortgage interest: −$4,873
• − Property taxes: −$882
• − Insurance: −$435
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$2,531
• Taxable loss: −$28
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $1,391/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 · 11 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with modern updates and low maintenance. It's currently leased and generating rental income, making it a solid investment opportunity.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Trim and mulch landscaping — Improves curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim and mulch landscaping — Improves curb appeal and rental appeal ↑

ⓘ 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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Elton

• Score: 73/100
• State rank: #34
• US rank: #5485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elton, LA
• Population (ZIP): 2,653

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Black 23% Two or more races 9% Native American 8%
• Common ancestry: Lithuanian 19% Portuguese 2%
• Languages at home: 89% English-only · French/Haitian/Cajun 8%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.32%
• Current HPI: 111.5289
• 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

+74.0% since first listed

5 events — show timeline

• 2026-03-26 Price Changed $87,000 SWLAR
• 2026-03-26 Price Changed $87,000 AcadianaMLS
• 2026-02-15 Listed $90,000 SWLAR
• 2026-02-15 Listed $90,000 AcadianaMLS
• 2020-09-17 Sold (Public Records) $50,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $882 · +1.8% YoY. Source: county tax records.