1321 Holly St · Pine Prairie, LA 70576

$55,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 56 Days on market

Fair condition 0.34 ac lot ↓ 11% 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
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

ATTENTION INVESTORS!! Affordable opportunity! This 3 bedroom, 2 bath 1997 Freestate Sheffield mobile home sits on a spacious double lot and offers great potential. The property features covered parking, a covered porch perfect for relaxing, and a large storage building for added convenience. Ideally located directly across from the police department, fire station, and local ballpark, providing easy access to community amenities. Located in Bayou Chicot/ Pine Prairie School District. Currently tenant-occupied, making this a great investment opportunity or future primary residence. Don't miss this value!

Key facts

• 0.34 acre lot
• Parking
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#220 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Evangeline Parish (rural): math 23% / reading 36% proficiency, ranked #48 of 98 in LA (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 28 units permitted in Evangeline Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Evangeline County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.93% ✓
• Cap rate: 16.25%
• Cash-on-cash: 35.56%
• DSCR: 2.58
• GRM: 4.3

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: 41.2%
• Equity multiple: 3.32×
• Total profit: $35,711
• Equity at exit: $24,730

10-year hold

• IRR: 41.1%
• Equity multiple: 6.61×
• Total profit: $86,418
• Equity at exit: $38,112

Cash invested: $15,400 (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 70576

• Active inventory: 3
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $456

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 52%

Sensitivity live

Price	-10% $494	-5% $475	+0% $456	+5% $437	+10% $418
Rent	-10% $373	-5% $415	+0% $456	+5% $498	+10% $540
Rate	-1.0pp $484	-0.5pp $470	base $456	+0.5pp $442	+1.0pp $428

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-29
   price $55,000 611-char remark

   Show marketing remark (611 chars)

   ATTENTION INVESTORS!! Affordable opportunity! This 3 bedroom, 2 bath 1997 Freestate Sheffield mobile home sits on a spacious double lot and offers great potential. The property features covered parking, a covered porch perfect for relaxing, and a large storage building for added convenience. Ideally located directly across from the police department, fire station, and local ballpark, providing easy access to community amenities. Located in Bayou Chicot/ Pine Prairie School District. Currently tenant-occupied, making this a great investment opportunity or future primary residence. Don't miss this value!

2. 2026-03-30
   listed $62,000 Active 611-char remark

   Show marketing remark (611 chars)

   ATTENTION INVESTORS!! Affordable opportunity! This 3 bedroom, 2 bath 1997 Freestate Sheffield mobile home sits on a spacious double lot and offers great potential. The property features covered parking, a covered porch perfect for relaxing, and a large storage building for added convenience. Ideally located directly across from the police department, fire station, and local ballpark, providing easy access to community amenities. Located in Bayou Chicot/ Pine Prairie School District. Currently tenant-occupied, making this a great investment opportunity or future primary residence. Don't miss this value!

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

Taxation est. · year 1

• Rental income: $12,706
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$1,600
• Taxable income: $4,893
• Est. tax owed @ 24.0%: −$1,174
• After-tax cash flow: $4,303/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires significant exterior and landscaping improvements to increase its value. Interior updates and kitchen/bathroom renovations would further enhance its appeal.

Repairs flagged

• Major Landscaping — Overgrown grass and debris
• Major Exterior maintenance — Overgrown grass and debris

Value-add opportunities

• Both Landscaping and exterior maintenance — Improving curb appeal and property value
• Both Interior updates — Enhancing the home's livability and appeal
• Both Kitchen and bathroom updates — Improving functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass and debris	Major	$15,000–50,000
Exterior maintenance · Overgrown grass and debris	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and exterior maintenance — Improving curb appeal and property value ↑
• Both Interior updates — Enhancing the home's livability and appeal ↑
• Both Kitchen and bathroom updates — Improving functionality and aesthetics ↑

ⓘ 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: Evangeline Parish
• NCES district ID: 2200630
• Math proficiency: 23% ▼ -46.00%
• Reading proficiency: 36% ▼ -37.00%
• Median HH income: $31,769
• Composite: 24.0/100
• National rank: #7774
• State rank: #48 of 98 in LA

Livability — Pine Prairie

• Score: 62/100
• State rank: #220
• US rank: #16951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Prairie, LA
• City population: 1,214
• Population (ZIP): 1,214

Population outlook (Evangeline County) Hauer SSP2

• Today (2025): 33,019 people
• By 2030: 32,359 · -2.0%
• By 2040: 30,860 · -6.5%
• By 2050: 29,125 · -11.8%
• By 2075: 24,605 · -25.5%
• By 2100: 18,499 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 8% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Lithuanian 36% Serbian 3%
• Foreign-born: 20% · Canada, Guatemala, United Kingdom
• Languages at home: 65% English-only · French/Haitian/Cajun 16% Spanish 13% Other Indo-European 3%

Political lean MEDSL · Evangeline

• 2024 margin: Solid R (+49.1) · D 24.9% · R 74.0% · Other 1.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -24.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.7 2016: R+41.3 2012: R+30.7 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-11.3% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $55,000 AcadianaMLS
• 2026-03-30 Listed $62,000 AcadianaMLS