1040 Ann Dr · Arnaudville, LA 70512

$124,500

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 105 Days on market

Fair condition 1.00 ac lot $97/sqft · 11% below area Est $140k · 11% under ↓ 17% 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 +29.2/30.0
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Country Living on 1 Acre in Arnaudville, LAEnjoy quiet country living with this 1680 mobile home situated on a spacious 1-acre lot in Arnaudville, located in Flood Zone X. This home is priced to sell and offers great value for buyers looking for space, privacy, and convenience.The home is being sold furnished, including a refrigerator, washer, and dryer, making it move-in ready. Outside, you'll appreciate the nice-sized wooden deck, perfect for relaxing or entertaining, along with an awning that provides covered parking.If you're looking for a peaceful setting with room to spread out, this property delivers simple living with plenty of potential. Schedule your showing today and see the opportunity this property has to offer.

Key facts

• Furnished home
• Covered parking
• Spacious lot

Tags

• SPACIOUS LOT
• FURNISHED HOME
• WOODEN DECK
• COVERED PARKING
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $124k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $113k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#52 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $861 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

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 $113,295 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $140,000
• List price: $124,500
• Delta: -11.07%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1040 Anne Dr Unit C	0.19mi	3/2.0	1,360 (+6%)	20mo	$185,000	$136	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $7,557
• Equity at exit: $18,563

10-year hold

• IRR: 15.0%
• Equity multiple: 2.22×
• Total profit: $42,358
• Equity at exit: $10,764

Cash invested: $34,860 (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 70512

• Home prices YoY: -28.6%
• Active inventory: 66
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$653
• Tax est. 1.5%: −$156 /mo · $1,868/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $435

Break-even live

Break-even rent $1,089

Max offer price $124,500

Occupancy floor 68%

Sensitivity live

Price	-10% $521	-5% $478	+0% $435	+5% $392	+10% $349
Rent	-10% $305	-5% $370	+0% $435	+5% $500	+10% $565
Rate	-1.0pp $498	-0.5pp $467	base $435	+0.5pp $403	+1.0pp $370

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $124,500 Active 105 DOM
2. 2026-06-17
   days on market $124,500 Active 104 DOM
3. 2026-06-16
   days on market $124,500 Active 103 DOM
4. 2026-06-15
   days on market $124,500 Active 102 DOM
5. 2026-06-14
   days on market $124,500 Active 100 DOM
6. 2026-06-13
   days on market $124,500 Active 99 DOM
7. 2026-06-10
   days on market $124,500 Active 97 DOM
8. 2026-06-09
   days on market $124,500 Active 96 DOM
9. 2026-06-08
   days on market $124,500 Active 95 DOM
10. 2026-06-07
    days on market $124,500 Active 94 DOM
11. 2026-06-05
    days on market $124,500 Active 91 DOM
12. 2026-06-02
    days on market $124,500 Active 89 DOM
13. 2026-06-01
    days on market $124,500 Active 88 DOM
14. 2026-05-31
    days on market $124,500 Active 87 DOM
15. 2026-05-30
    days on market $124,500 Active 86 DOM
16. 2026-04-01
    price $124,500 745-char remark

    Show marketing remark (745 chars)

    Affordable Country Living on 1 Acre in Arnaudville, LAEnjoy quiet country living with this 1680 mobile home situated on a spacious 1-acre lot in Arnaudville, located in Flood Zone X. This home is priced to sell and offers great value for buyers looking for space, privacy, and convenience.The home is being sold furnished, including a refrigerator, washer, and dryer, making it move-in ready. Outside, you'll appreciate the nice-sized wooden deck, perfect for relaxing or entertaining, along with an awning that provides covered parking.If you're looking for a peaceful setting with room to spread out, this property delivers simple living with plenty of potential. Schedule your showing today and see the opportunity this property has to offer.

17. 2026-03-05
    listed $149,500 Active 745-char remark

    Show marketing remark (745 chars)

    Affordable Country Living on 1 Acre in Arnaudville, LAEnjoy quiet country living with this 1680 mobile home situated on a spacious 1-acre lot in Arnaudville, located in Flood Zone X. This home is priced to sell and offers great value for buyers looking for space, privacy, and convenience.The home is being sold furnished, including a refrigerator, washer, and dryer, making it move-in ready. Outside, you'll appreciate the nice-sized wooden deck, perfect for relaxing or entertaining, along with an awning that provides covered parking.If you're looking for a peaceful setting with room to spread out, this property delivers simple living with plenty of potential. Schedule your showing today and see the opportunity this property has to offer.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $19,677
• − Mortgage interest: −$6,974
• − Property taxes: −$1,868
• − Insurance: −$622
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$3,622
• Taxable income: $3,443
• Est. tax owed @ 24.0%: −$826
• After-tax cash flow: $4,394/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

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Paint — Paint is faded and chipped in some areas
• Minor Flooring — Carpeted floors show some wear

Value-add opportunities

• Both Painting and flooring replacement — Improves appearance and functionality
• Both Kitchen and bathroom updates — Modernizes spaces and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint is faded and chipped in some areas	Minor	$500–3,000
Flooring · Carpeted floors show some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting and flooring replacement — Improves appearance and functionality ↑
• Both Kitchen and bathroom updates — Modernizes spaces and adds 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: St. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Arnaudville

• Score: 71/100
• State rank: #52
• US rank: #7309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,703

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 21% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 21% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 10% Spanish 2%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.35%
• Current HPI: 132.9236
• 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

-16.7% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $124,500 AcadianaMLS
• 2026-03-05 Listed $149,500 AcadianaMLS