1923 W Main St · Ville Platte, LA 70586

$69,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 97 Days on market

Built 2017 1.68 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well maintained 3BR 2BA mobile home on approximately 1.68 acres with a 20x35 shed sits very convenient to all amenities. Just minutes from shopping and restaurants. Schedule your private showing today.

Key facts

• 1.6 acres
• 20x35 shed
• 1.68 acre lot

Tags

• 20X35 SHED
• 1.6 ACRES
• CONVENIENT TO AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 8.1% in Ville Platte — 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 58/100 on livability (#287 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing D+, crime F, amenities 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: 75 active listings in the ZIP; 28 units permitted in Evangeline Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.49% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.04%
• DSCR: 2.11
• GRM: 5.6

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: 18.5%
• Equity multiple: 1.75×
• Total profit: $14,467
• Equity at exit: $10,288

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $45,552
• Equity at exit: $5,966

Cash invested: $19,320 (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 70586

• Home prices YoY: -34.2%
• Active inventory: 75
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $403

Break-even live

Break-even rent $519

Max offer price $69,000

Occupancy floor 56%

Sensitivity live

Price	-10% $442	-5% $423	+0% $403	+5% $384	+10% $364
Rent	-10% $322	-5% $362	+0% $403	+5% $444	+10% $484
Rate	-1.0pp $438	-0.5pp $421	base $403	+0.5pp $385	+1.0pp $367

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $69,000 Active 97 DOM
2. 2026-06-21
   days on market $69,000 Active 96 DOM
3. 2026-06-18
   days on market $69,000 Active 94 DOM
4. 2026-06-17
   days on market $69,000 Active 93 DOM
5. 2026-06-16
   days on market $69,000 Active 92 DOM
6. 2026-06-15
   days on market $69,000 Active 91 DOM
7. 2026-06-13
   days on market $69,000 Active 89 DOM
8. 2026-06-12
   days on market $69,000 Active 88 DOM
9. 2026-06-09
   days on market $69,000 Active 85 DOM
10. 2026-06-08
    days on market $69,000 Active 84 DOM
11. 2026-06-07
    days on market $69,000 Active 83 DOM
12. 2026-06-07
    days on market $69,000 Active 82 DOM
13. 2026-06-04
    days on market $69,000 Active 79 DOM
14. 2026-06-02
    days on market $69,000 Active 78 DOM
15. 2026-06-01
    days on market $69,000 Active 77 DOM
16. 2026-05-31
    days on market $69,000 Active 76 DOM
17. 2026-05-31
    days on market $69,000 Active 75 DOM
18. 2026-03-17
    listed $69,000 Active 206-char remark

    Show marketing remark (206 chars)

    This well maintained 3BR 2BA mobile home on approximately 1.68 acres with a 20x35 shed sits very convenient to all amenities. Just minutes from shopping and restaurants. Schedule your private showing today.

19. 2026-03-16
    listed $69,000 Active 280-char remark

    Show marketing remark (280 chars)

    This well maintained 3BR 2BA mobile home on approximately 1.68 acres with a 20x35 shed sits very convenient to all amenities. Just minutes from shopping and restaurants with a wonderfully flavored drive-thru only restaurant only 1 minute away. Schedule your private showing today.

20. 2026-03-16
    listed $69,000 Active

    Show marketing remark (280 chars)

    This well maintained 3BR 2BA mobile home on approximately 1.68 acres with a 20x35 shed sits very convenient to all amenities. Just minutes from shopping and restaurants with a wonderfully flavored drive-thru only restaurant only 1 minute away. Schedule your private showing today.

ⓘ 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: $232 · $19/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$147/yr (+$12/mo · 63.3%)

ⓘ 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 ≥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: $12,350
• − Mortgage interest: −$3,865
• − Property taxes: −$232
• − Insurance: −$345
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,007
• Taxable income: $3,924
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $3,895/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: 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 — Ville Platte

• Score: 58/100
• State rank: #287
• US rank: #20634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ville Platte, LA
• Population (ZIP): 18,939

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: Majority White (61%)
• Race & ethnicity: White 61% Black 32% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 86% English-only · French/Haitian/Cajun 13% Spanish 1%

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: ▼ -58.91%
• Current HPI: 113.4032
• 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

• 2026-03-17 Listed $69,000 SWLAR
• 2026-03-16 Listed $69,000 GFPAR
• 2026-03-16 Listed $69,000 AcadianaMLS

Property tax history

+4.3%/yr

Latest (2025): $232 · -49.0% YoY. Source: county tax records.