15054 W Beaver Dr · Central, LA 70770

$67,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured · 32 Days on market

Built 1984 0.25 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is move in ready for owners or investors ready to lease. Previously leased for $850 monthly. Home has newer LVP flooring throughout. Ample size kitchen/dining area, and large den. Split floor plan with bedroom/bath on each end. Both bedrooms are nice size, primary with on-suite bath and extra large tub, other bedroom with separate bath and plenty of closet space. Extra storage building in back yard. Plenty of covered parking for 2 vehicles. Handicap ramp to front door. Shaded lot in quiet area.

Key facts

• Ample size kitchen
• Large den
• Split floor plan

Tags

• NEWER LVP FLOORING
• AMPLE SIZE KITCHEN
• LARGE DEN
• SPLIT FLOOR PLAN
• ON-SUITE BATH
• EXTRA LARGE TUB

Property features AI

Finance

• Other: Accessible entrance

Exterior

• Parking: Attached covered garage with 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured home; Single-story
• Construction: Aluminum siding
• Exterior features: Deck; Porch; Chain link fence; Shed(s)

Interior

• Kitchen: Eat-in kitchen
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Window cooling units; Ceiling fans
• Interior features: Walk-in closet(s); Eat-in kitchen
• Laundry & utility: Laundry room with inside washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% vs local median 3.3% in Central — 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 74/100 on livability (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Central Community School District (suburban): math 50% / reading 54% proficiency, ranked #9 of 98 in LA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• East Baton Rouge County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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: 2.54% ✓
• Cap rate: 22.67%
• Cash-on-cash: 58.48%
• DSCR: 3.60
• GRM: 3.3

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: 26.3%
• Equity multiple: 2.09×
• Total profit: $20,476
• Equity at exit: $9,990

10-year hold

• IRR: 34.0%
• Equity multiple: 4.14×
• Total profit: $58,916
• Equity at exit: $5,793

Cash invested: $18,760 (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 70770

• Home prices YoY: -30.8%
• Active inventory: 38
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$28
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $488

Break-even live

Break-even rent $1,083

Max offer price $67,000

Occupancy floor 66%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12985 Slope Oak Ave Baton Rouge, LA	3.0	2.0	1334	$1,700	$1.27	43d	1	1.19mi

Listing history 23 events

1. 2026-06-19
   remarks 557-char remark
2. 2026-06-18
   days on market $67,000 Active 32 DOM
3. 2026-06-17
   days on market $67,000 Active 31 DOM
4. 2026-06-16
   days on market $67,000 Active 30 DOM
5. 2026-06-15
   days on market $67,000 Active 29 DOM
6. 2026-06-14
   days on market $67,000 Active 27 DOM
7. 2026-06-10
   days on market $67,000 Active 24 DOM
8. 2026-06-09
   days on market $67,000 Active 23 DOM
9. 2026-06-08
   days on market $67,000 Active 22 DOM
10. 2026-06-07
    days on market $67,000 Active 21 DOM
11. 2026-06-05
    days on market $67,000 Active 18 DOM
12. 2026-06-03
    days on market $67,000 Active 17 DOM
13. 2026-06-02
    days on market $67,000 Active 16 DOM
14. 2026-06-01
    days on market $67,000 Active 15 DOM
15. 2026-05-31
    days on market $67,000 Active 14 DOM
16. 2026-05-31
    days on market $67,000 Active 13 DOM
17. 2026-05-16
    listed $67,000 Active

    Show marketing remark (509 chars)

    This home is move in ready for owners or investors ready to lease. Previously leased for $850 monthly. Home has newer LVP flooring throughout. Ample size kitchen/dining area, and large den. Split floor plan with bedroom/bath on each end. Both bedrooms are nice size, primary with on-suite bath and extra large tub, other bedroom with separate bath and plenty of closet space. Extra storage building in back yard. Plenty of covered parking for 2 vehicles. Handicap ramp to front door. Shaded lot in quiet area.

18. 2026-05-16
    listed $67,000 Active 509-char remark

    Show marketing remark (509 chars)

    This home is move in ready for owners or investors ready to lease. Previously leased for $850 monthly. Home has newer LVP flooring throughout. Ample size kitchen/dining area, and large den. Split floor plan with bedroom/bath on each end. Both bedrooms are nice size, primary with on-suite bath and extra large tub, other bedroom with separate bath and plenty of closet space. Extra storage building in back yard. Plenty of covered parking for 2 vehicles. Handicap ramp to front door. Shaded lot in quiet area.

19. 2019-08-29
    soldstatus Sold 276-char remark

    Show marketing remark (276 chars)

    This property has lots of nice covered patio, 2 car carport, storage area covered on patio. Additional 30 x 8 storage trailer with 20 x 10.5 covered area attached behind it. wheelchair ramps onto deck/patio to enter home and to the back area. Fenced in side & back yard.

20. 2019-08-23
    status Pending 276-char remark

    Show marketing remark (276 chars)

    This property has lots of nice covered patio, 2 car carport, storage area covered on patio. Additional 30 x 8 storage trailer with 20 x 10.5 covered area attached behind it. wheelchair ramps onto deck/patio to enter home and to the back area. Fenced in side & back yard.

21. 2019-07-31
    listed $45,000 Active 276-char remark

    Show marketing remark (276 chars)

    This property has lots of nice covered patio, 2 car carport, storage area covered on patio. Additional 30 x 8 storage trailer with 20 x 10.5 covered area attached behind it. wheelchair ramps onto deck/patio to enter home and to the back area. Fenced in side & back yard.

22. 2019-07-31
    listed $45,000

    Show marketing remark (276 chars)

    This property has lots of nice covered patio, 2 car carport, storage area covered on patio. Additional 30 x 8 storage trailer with 20 x 10.5 covered area attached behind it. wheelchair ramps onto deck/patio to enter home and to the back area. Fenced in side & back yard.

23. 1996-09-18
    soldstatus

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $593 · $49/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 3/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$3,753
• − Property taxes: −$593
• − Insurance: −$5,454
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$1,949
• Taxable income: $5,387
• Est. tax owed @ 24.0%: −$1,293
• After-tax cash flow: $4,560/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: Central Community School District
• NCES district ID: 2200125
• Math proficiency: 50% ▼ -32.00%
• Reading proficiency: 54% ▼ -31.00%
• Median HH income: $66,584
• Composite: 46.02/100
• National rank: #2528
• State rank: #9 of 98 in LA

Livability — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, LA
• City population: 10,403
• Population (ZIP): 3,279

Population outlook (East Baton Rouge County) Hauer SSP2

• Today (2025): 464,810 people
• By 2030: 472,137 · +1.6%
• By 2040: 480,243 · +3.3%
• By 2050: 484,422 · +4.2%
• By 2075: 492,069 · +5.9%
• By 2100: 476,347 · +2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 13% Iranian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · East Baton Rouge

• 2024 margin: D (+11.1) · D 54.5% · R 43.4% · Other 2.1%
• 2008→2024 swing: +8.9pp toward D · 2008: 2.2pp · 2024: 11.1pp
• All cycles: 2024: D+11.1 2020: D+13.1 2016: D+9.2 2012: D+5.2 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.70%
• Current HPI: 187.8011
• 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

+48.9% since first listed

7 events — show timeline

• 2026-05-16 Listed $67,000 AcadianaMLS
• 2026-05-16 Listed $67,000 GBRMLS
• 2019-08-29 Sold (MLS) — GBRMLS
• 2019-08-23 Pending — GBRMLS
• 2019-07-31 Listed $45,000 AcadianaMLS
• 2019-07-31 Listed $45,000 GBRMLS
• 1996-09-18 Sold (Public Records) — Public Records

Property tax history

+27.5%/yr

Latest (2025): $593 · -0.4% YoY. Source: county tax records.