16375 Country Rd · French Settlement, LA 70754

$135,500

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 92 Days on market

Built 1997 1.00 ac lot

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Why this score? — see what drove the C+ 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom/2 bath home offers 1,680 sq ft of living space. Property sits on a full 1 acre lot. The kitchen features wooden cabinets, laminated countertops, vinyl flooring, and pantry storage. The living room includes wood flooring, a fireplace, and direct access to the rear wooden patio/deck. Bedrooms have wood flooring, with one bedroom offering a walk-in closet. Bathrooms are finished with granite countertops, wood under-sink cabinetry, and tile flooring. The property includes a large, wide backyard with a semi-fenced wood perimeter and a rear patio/deck suitable for outdoor use. A detached one-car garage can also serve as storage or a workshop. With its lot size and layout, the property offers flexibility for future use or improvements.

Key facts

• Wood flooring
• Vinyl flooring
• Pantry storage

Tags

• FULL ACRE LOT
• WOODEN CABINETS
• LAMINATED COUNTERTOPS
• VINYL FLOORING
• PANTRY STORAGE
• WOOD FLOORING

Property features AI

Finance

• Other: Human-modified listing
• Financial info: Financial details not provided
• HOA & community: HOA/community details not specified

Exterior

• Parking: Detached parking with one space
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation
• Construction: Wood siding exterior; Shingle roof; Built/constructed details not specified
• Exterior features: Outside city limits lot

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not specified
• Interior features: Very good overall condition; Total of 5 rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $136k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.2% in French Settlement — 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 (#293 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, schools A-, housing A-; Watch: employment C-, crime D+, amenities F.
• Livingston Parish (suburban): math 40% / reading 52% proficiency, ranked #13 of 98 in LA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 232 active listings in the ZIP; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $937 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,305 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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. 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. Crime grade is D 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?
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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 7.0

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $14
• Equity at exit: $20,203

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $28,371
• Equity at exit: $11,716

Cash invested: $37,940 (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 70754

• Active inventory: 232
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$711
• Tax est. 1.5%: −$169 /mo · $2,032/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $345

Break-even live

Break-even rent $1,185

Max offer price $135,500

Occupancy floor 74%

Sensitivity live

Price	-10% $438	-5% $391	+0% $345	+5% $298	+10% $251
Rent	-10% $216	-5% $281	+0% $345	+5% $409	+10% $473
Rate	-1.0pp $413	-0.5pp $379	base $345	+0.5pp $309	+1.0pp $274

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-22
   status Pending
2. 2026-04-03
   historical Active Under Contract
3. 2026-02-20
   status Pending
4. 2026-01-20
   historical Active Under Contract
5. 2026-01-08
   listed $135,500 Active

   Show marketing remark (753 chars)

   This 3 bedroom/2 bath home offers 1,680 sq ft of living space. Property sits on a full 1 acre lot. The kitchen features wooden cabinets, laminated countertops, vinyl flooring, and pantry storage. The living room includes wood flooring, a fireplace, and direct access to the rear wooden patio/deck. Bedrooms have wood flooring, with one bedroom offering a walk-in closet. Bathrooms are finished with granite countertops, wood under-sink cabinetry, and tile flooring. The property includes a large, wide backyard with a semi-fenced wood perimeter and a rear patio/deck suitable for outdoor use. A detached one-car garage can also serve as storage or a workshop. With its lot size and layout, the property offers flexibility for future use or improvements.

6. 2026-01-08
   listed $135,500 Active 753-char remark

   Show marketing remark (753 chars)

   This 3 bedroom/2 bath home offers 1,680 sq ft of living space. Property sits on a full 1 acre lot. The kitchen features wooden cabinets, laminated countertops, vinyl flooring, and pantry storage. The living room includes wood flooring, a fireplace, and direct access to the rear wooden patio/deck. Bedrooms have wood flooring, with one bedroom offering a walk-in closet. Bathrooms are finished with granite countertops, wood under-sink cabinetry, and tile flooring. The property includes a large, wide backyard with a semi-fenced wood perimeter and a rear patio/deck suitable for outdoor use. A detached one-car garage can also serve as storage or a workshop. With its lot size and layout, the property offers flexibility for future use or improvements.

7. 2025-01-06
   listed $159,900 Active
8. 2024-11-19
   listed $159,900 Active
9. 2024-11-09
   historical
10. 2024-11-04
    price $160,000
11. 2024-11-04
    price $160,000
12. 2024-11-01
    price $168,999
13. 2024-11-01
    price $168,999
14. 2024-10-25
    price $169,999
15. 2024-10-25
    price $169,999
16. 2024-10-01
    price $170,000
17. 2024-08-14
    listed $170,000 Active
18. 2024-08-03
    listed $163,252 Active
19. 2016-10-07
    listed $115,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,458
• − Mortgage interest: −$7,590
• − Property taxes: −$2,032
• − Insurance: −$678
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$3,942
• Taxable income: $2,103
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $3,630/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: Livingston Parish
• NCES district ID: 2201020
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 52% ▼ -32.00%
• Median HH income: $56,755
• Composite: 40.07/100
• National rank: #3811
• State rank: #13 of 98 in LA

Livability — French Settlement

• Score: 58/100
• State rank: #293
• US rank: #20743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: French Settlement, LA
• Population (ZIP): 12,153

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 158,511 people
• By 2030: 168,241 · +6.1%
• By 2040: 186,252 · +17.5%
• By 2050: 201,516 · +27.1%
• By 2075: 231,217 · +45.9%
• By 2100: 241,697 · +52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 10% Slovak 5% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Vietnamese 1%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+68.5) · D 15.1% · R 83.6% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -71.9pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+70.0 2016: R+72.5 2012: R+70.4 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.25%
• Current HPI: 153.131
• 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

+17.8% since first listed

19 events — show timeline

• 2026-05-22 Pending — GSREIN
• 2026-04-03 Contingent — GSREIN
• 2026-02-20 Pending — GSREIN
• 2026-01-20 Contingent — GSREIN
• 2026-01-08 Listed $135,500 AcadianaMLS
• 2026-01-08 Listed $135,500 GSREIN
• 2025-01-06 Listed $159,900 AcadianaMLS
• 2024-11-19 Listed $159,900 AcadianaMLS
• 2024-11-09 Delisted — GBRMLS
• 2024-11-04 Price Changed $160,000 GBRMLS
• 2024-11-04 Price Changed $160,000 AcadianaMLS
• 2024-11-01 Price Changed $168,999 GBRMLS
• 2024-11-01 Price Changed $168,999 AcadianaMLS
• 2024-10-25 Price Changed $169,999 GBRMLS
• 2024-10-25 Price Changed $169,999 AcadianaMLS
• 2024-10-01 Price Changed $170,000 GBRMLS
• 2024-08-14 Listed $170,000 AcadianaMLS
• 2024-08-03 Listed $163,252 GBRMLS
• 2016-10-07 Listed $115,000 AcadianaMLS