3289 Cypress Lake Dr Dr · Moss Bluff, LA 70611

$180,000

3 bd · 2.0 ba · 1,529 sqft · Manufactured · 67 Days on market

Built 2004 0.41 ac lot $118/sqft · 43% below area Est $314k · 43% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated and move-in ready with space to enjoy both inside and out, 3289 Cypress Lake Dr checks the boxes. This 3 bed, 2 bath modular home sits just under half an acre and has been remodeled, giving it a clean, modern look while maintaining a comfortable layout. Outside is a covered patio, perfect for grilling, relaxing, or hosting friends. The 12x15 shed adds extra flexibility for storage, hobbies, or a small workshop. With plenty of yard space and recent upgrades, and located in Flood Zone X, this home offers the kind of everyday convenience buyers are looking for. Schedule your showing today!

Key facts

• Covered patio
• Flood zone x
• 12x15 shed

Tags

• COVERED PATIO
• 12X15 SHED
• YARD SPACE
• FLOOD ZONE X

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $94 ($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 $146k (19.0% below list).
• Recommended offer: $146k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in Moss Bluff — 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 72/100 on livability (#39 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: schools D+, amenities F, commute 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.
• Market conditions: 322 active listings in the ZIP; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent is only 17% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $180k implies a 71% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,886 (19.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 19% 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. 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: 0.81% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (median comp): $313,947
• List price: $180,000
• Delta: -42.67%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-23,245
• Equity at exit: $26,839

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-12,871
• Equity at exit: $15,563

Cash invested: $50,400 (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 70611

• Active inventory: 322
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $94

Break-even live

Break-even rent $1,339

Max offer price $180,000

Occupancy floor 89%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $180,000 Active 67 DOM
2. 2026-06-18
   days on market $180,000 Active 66 DOM
3. 2026-06-17
   days on market $180,000 Active 65 DOM
4. 2026-06-16
   days on market $180,000 Active 64 DOM
5. 2026-06-15
   days on market $180,000 Active 63 DOM
6. 2026-06-14
   days on market $180,000 Active 61 DOM
7. 2026-06-13
   days on market $180,000 Active 60 DOM
8. 2026-06-10
   days on market $180,000 Active 58 DOM
9. 2026-06-09
   days on market $180,000 Active 57 DOM
10. 2026-06-09
    pricestatus $180,000 Active 56 DOM
11. 2026-04-19
    price $190,000 601-char remark

    Show marketing remark (601 chars)

    Updated and move-in ready with space to enjoy both inside and out, 3289 Cypress Lake Dr checks the boxes. This 3 bed, 2 bath modular home sits just under half an acre and has been remodeled, giving it a clean, modern look while maintaining a comfortable layout. Outside is a covered patio, perfect for grilling, relaxing, or hosting friends. The 12x15 shed adds extra flexibility for storage, hobbies, or a small workshop. With plenty of yard space and recent upgrades, and located in Flood Zone X, this home offers the kind of everyday convenience buyers are looking for. Schedule your showing today!

12. 2026-04-09
    price $198,000 601-char remark

    Show marketing remark (601 chars)

    Updated and move-in ready with space to enjoy both inside and out, 3289 Cypress Lake Dr checks the boxes. This 3 bed, 2 bath modular home sits just under half an acre and has been remodeled, giving it a clean, modern look while maintaining a comfortable layout. Outside is a covered patio, perfect for grilling, relaxing, or hosting friends. The 12x15 shed adds extra flexibility for storage, hobbies, or a small workshop. With plenty of yard space and recent upgrades, and located in Flood Zone X, this home offers the kind of everyday convenience buyers are looking for. Schedule your showing today!

13. 2026-04-02
    listed $205,000 Active 601-char remark

    Show marketing remark (601 chars)

    Updated and move-in ready with space to enjoy both inside and out, 3289 Cypress Lake Dr checks the boxes. This 3 bed, 2 bath modular home sits just under half an acre and has been remodeled, giving it a clean, modern look while maintaining a comfortable layout. Outside is a covered patio, perfect for grilling, relaxing, or hosting friends. The 12x15 shed adds extra flexibility for storage, hobbies, or a small workshop. With plenty of yard space and recent upgrades, and located in Flood Zone X, this home offers the kind of everyday convenience buyers are looking for. Schedule your showing today!

14. 2016-04-26
    soldstatus $105,000
15. 2001-06-19
    soldstatus $16,000

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$521/yr (+$43/mo · 110.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,506
• − Mortgage interest: −$10,083
• − Property taxes: −$469
• − Insurance: −$900
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$5,236
• Taxable loss: −$1,983
• Est. tax savings @ 24.0%: +$476
• After-tax cash flow: $1,609/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 — Moss Bluff

• Score: 72/100
• State rank: #39
• US rank: #6117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Calcasieu Parish · 170,889 people
• Metro: Lake Charles, LA
• Population (ZIP): 22,124
• Household income: $101,844
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 183.0

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 (84%)
• Race & ethnicity: White 84% Black 11% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1%

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: ▼ -84.82%
• Current HPI: 115.0052
• Rent YoY: —
• Metro: Lake Charles, LA
• 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

+1087.5% since first listed

5 events — show timeline

• 2026-04-19 Price Changed $190,000 SWLAR
• 2026-04-09 Price Changed $198,000 SWLAR
• 2026-04-02 Listed $205,000 SWLAR
• 2016-04-26 Sold (Public Records) $105,000 Public Records
• 2001-06-19 Sold (Public Records) $16,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $469 · +1.6% YoY. Source: county tax records.