959 Southern Meadow Dr · Moss Bluff, LA 70611

$97,900

3 bd · 2.0 ba · 1,170 sqft · SingleFamily · 71 Days on market

Built 2009 Good condition 10,018 sqft lot $84/sqft · 33% below area Est $145k · 33% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet dead-end street in Moss Bluff, this well-maintained 2009 Cavalier mobile home offers a great combination of space, functionality, and location—just minutes from the middle school and everyday conveniences. With 3 bedrooms and 2 full bathrooms, the layout features an open-concept design that makes the main living area feel bright and inviting. The spacious living room flows easily into the kitchen, creating a comfortable setup for both entertaining and daily living. The kitchen is fully equipped with all appliances, ample cabinet storage, and an open layout that keeps you connected while cooking. The primary suite provides a private retreat with a walk-in closet, garden soaking tub, and separate shower. Two additional bedrooms are nicely sized and share a full bath, offering flexibility for guests, family, or a home office setup. Recent updates include fresh interior paint and a clean, neutral color palette throughout, making this home truly move-in ready. Storage is plentiful, and the overall condition reflects pride of ownership. Outside, the property sits on a spacious lot with mature trees providing shade and privacy, all in a peaceful setting with minimal traffic. Located in Flood Zone X where flood insurance is typically not required, adding additional value and peace of mind. Well-priced and ready for its next owner, this Moss Bluff property is a solid option for buyers seeking affordability, convenience, and a comfortable place to call home.

Key facts

• Open-concept design
• Walk-in closet
• Private retreat

Tags

• QUIET DEAD-END STREET
• OPEN-CONCEPT DESIGN
• FULLY EQUIPPED KITCHEN
• AMPLE CABINET STORAGE
• PRIVATE RETREAT
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 16% 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 $677 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($92k) 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,026 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.39% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $145,316
• List price: $97,900
• Delta: -32.63%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $9,761
• Equity at exit: $14,597

10-year hold

• IRR: 18.2%
• Equity multiple: 2.52×
• Total profit: $41,552
• Equity at exit: $8,465

Cash invested: $27,412 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$513
• Tax est. 1.5%: −$122 /mo · $1,468/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $402

Break-even live

Break-even rent $856

Max offer price $97,900

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-17
   status $97,900 Pending 71 DOM
2. 2026-06-17
   days on market $97,900 Active 71 DOM
3. 2026-06-16
   days on market $97,900 Active 70 DOM
4. 2026-06-15
   days on market $97,900 Active 69 DOM
5. 2026-06-14
   days on market $97,900 Active 67 DOM
6. 2026-06-13
   days on market $97,900 Active 66 DOM
7. 2026-06-10
   days on market $97,900 Active 64 DOM
8. 2026-06-09
   days on market $97,900 Active 63 DOM
9. 2026-06-08
   days on market $97,900 Active 62 DOM
10. 2026-06-07
    days on market $97,900 Active 61 DOM
11. 2026-06-05
    days on market $97,900 Active 58 DOM
12. 2026-06-02
    days on market $97,900 Active 56 DOM
13. 2026-06-01
    days on market $97,900 Active 55 DOM
14. 2026-05-31
    days on market $97,900 Active 54 DOM
15. 2026-05-30
    days on market $97,900 Active 53 DOM
16. 2026-05-19
    status Active 1501-char remark

    Show marketing remark (1501 chars)

    Tucked away on a quiet dead-end street in Moss Bluff, this well-maintained 2009 Cavalier mobile home offers a great combination of space, functionality, and location—just minutes from the middle school and everyday conveniences. With 3 bedrooms and 2 full bathrooms, the layout features an open-concept design that makes the main living area feel bright and inviting. The spacious living room flows easily into the kitchen, creating a comfortable setup for both entertaining and daily living. The kitchen is fully equipped with all appliances, ample cabinet storage, and an open layout that keeps you connected while cooking. The primary suite provides a private retreat with a walk-in closet, garden soaking tub, and separate shower. Two additional bedrooms are nicely sized and share a full bath, offering flexibility for guests, family, or a home office setup. Recent updates include fresh interior paint and a clean, neutral color palette throughout, making this home truly move-in ready. Storage is plentiful, and the overall condition reflects pride of ownership. Outside, the property sits on a spacious lot with mature trees providing shade and privacy, all in a peaceful setting with minimal traffic. Located in Flood Zone X where flood insurance is typically not required, adding additional value and peace of mind. Well-priced and ready for its next owner, this Moss Bluff property is a solid option for buyers seeking affordability, convenience, and a comfortable place to call home.

17. 2026-05-12
    status Pending 1501-char remark

    Show marketing remark (1501 chars)

    Tucked away on a quiet dead-end street in Moss Bluff, this well-maintained 2009 Cavalier mobile home offers a great combination of space, functionality, and location—just minutes from the middle school and everyday conveniences. With 3 bedrooms and 2 full bathrooms, the layout features an open-concept design that makes the main living area feel bright and inviting. The spacious living room flows easily into the kitchen, creating a comfortable setup for both entertaining and daily living. The kitchen is fully equipped with all appliances, ample cabinet storage, and an open layout that keeps you connected while cooking. The primary suite provides a private retreat with a walk-in closet, garden soaking tub, and separate shower. Two additional bedrooms are nicely sized and share a full bath, offering flexibility for guests, family, or a home office setup. Recent updates include fresh interior paint and a clean, neutral color palette throughout, making this home truly move-in ready. Storage is plentiful, and the overall condition reflects pride of ownership. Outside, the property sits on a spacious lot with mature trees providing shade and privacy, all in a peaceful setting with minimal traffic. Located in Flood Zone X where flood insurance is typically not required, adding additional value and peace of mind. Well-priced and ready for its next owner, this Moss Bluff property is a solid option for buyers seeking affordability, convenience, and a comfortable place to call home.

18. 2026-04-30
    price $97,900 1501-char remark

    Show marketing remark (1501 chars)

    Tucked away on a quiet dead-end street in Moss Bluff, this well-maintained 2009 Cavalier mobile home offers a great combination of space, functionality, and location—just minutes from the middle school and everyday conveniences. With 3 bedrooms and 2 full bathrooms, the layout features an open-concept design that makes the main living area feel bright and inviting. The spacious living room flows easily into the kitchen, creating a comfortable setup for both entertaining and daily living. The kitchen is fully equipped with all appliances, ample cabinet storage, and an open layout that keeps you connected while cooking. The primary suite provides a private retreat with a walk-in closet, garden soaking tub, and separate shower. Two additional bedrooms are nicely sized and share a full bath, offering flexibility for guests, family, or a home office setup. Recent updates include fresh interior paint and a clean, neutral color palette throughout, making this home truly move-in ready. Storage is plentiful, and the overall condition reflects pride of ownership. Outside, the property sits on a spacious lot with mature trees providing shade and privacy, all in a peaceful setting with minimal traffic. Located in Flood Zone X where flood insurance is typically not required, adding additional value and peace of mind. Well-priced and ready for its next owner, this Moss Bluff property is a solid option for buyers seeking affordability, convenience, and a comfortable place to call home.

19. 2026-03-31
    listed $100,000 Active 1501-char remark

    Show marketing remark (1501 chars)

    Tucked away on a quiet dead-end street in Moss Bluff, this well-maintained 2009 Cavalier mobile home offers a great combination of space, functionality, and location—just minutes from the middle school and everyday conveniences. With 3 bedrooms and 2 full bathrooms, the layout features an open-concept design that makes the main living area feel bright and inviting. The spacious living room flows easily into the kitchen, creating a comfortable setup for both entertaining and daily living. The kitchen is fully equipped with all appliances, ample cabinet storage, and an open layout that keeps you connected while cooking. The primary suite provides a private retreat with a walk-in closet, garden soaking tub, and separate shower. Two additional bedrooms are nicely sized and share a full bath, offering flexibility for guests, family, or a home office setup. Recent updates include fresh interior paint and a clean, neutral color palette throughout, making this home truly move-in ready. Storage is plentiful, and the overall condition reflects pride of ownership. Outside, the property sits on a spacious lot with mature trees providing shade and privacy, all in a peaceful setting with minimal traffic. Located in Flood Zone X where flood insurance is typically not required, adding additional value and peace of mind. Well-priced and ready for its next owner, this Moss Bluff property is a solid option for buyers seeking affordability, convenience, and a comfortable place to call home.

20. 2024-07-20
    historical
21. 2024-05-22
    listed
22. 2023-06-19
    historical
23. 2021-07-02
    soldstatus
24. 2019-08-12
    listed $69,900

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 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: $16,383
• − Mortgage interest: −$5,484
• − Property taxes: −$1,468
• − Insurance: −$490
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,848
• Taxable income: $3,472
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $3,991/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 2009 Cavalier mobile home is in good condition with minimal repairs needed. Painting the exterior and replacing the carpet would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet — Fresh carpet improves comfort and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet — Fresh carpet improves comfort and value ↑

ⓘ 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: 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

• Census place: Moss Bluff, LA
• 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

+40.1% since first listed

9 events — show timeline

• 2026-05-19 Relisted — SWLAR
• 2026-05-12 Pending — SWLAR
• 2026-04-30 Price Changed $97,900 SWLAR
• 2026-03-31 Listed $100,000 SWLAR
• 2024-07-20 Rental Removed — BUILDIUM
• 2024-05-22 Listed for Rent — BUILDIUM
• 2023-06-19 Rental Removed — BUILDIUM
• 2021-07-02 Sold (MLS) — SWLAR
• 2019-08-12 Listed $69,900 SWLAR