27125 Lakeview Dr · Albany, LA 70744

$204,900

3 bd · 2.0 ba · 1,650 sqft · Manufactured · 84 Days on market

Built 2023 2.70 ac lot $124/sqft · at area comps Est $197k · at est. ↓ 2% since listing

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Why this score? — see what drove the D- 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 +13.0/30.0
• ARV discount +5.7/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a spacious, tree-lined lot, 27125 Lakeview Dr offers the perfect blend of peaceful country living and modern comfort. This beautifully updated home welcomes you with a bright, open-concept layout, where expansive living spaces flow seamlessly into a stylish kitchen featuring sleek countertops, stainless steel appliances, and abundant cabinetry--ideal for both everyday living and entertaining. Large windows and glass doors invite in natural light while offering serene views of the surrounding greenery, creating a calm, inviting atmosphere throughout. The generous primary suite and additional bedrooms provide comfortable retreats, while the updated bathrooms showcase clean, contemporary finishes. The home also features a dedicated laundry space and ample storage throughout. Step outside to enjoy the wide-open yard with plenty of room to spread out, entertain or simply relax and take in the quiet surroundings. The covered front porch is the perfect spot for morning coffee, and the expansive driveway offers ample parking for multiple vehicles, boats or recreational equipment. Conveniently located with easy access to local amenities while still offering privacy and space, this is a rare opportunity to enjoy the best of Holden living.

Key facts

• 2.7 acre lot
• Parking
• Built 2023

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $-11 ($-136/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (25.3% below list).
• Recommended offer: $153k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.6% in Albany — 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 77/100 on livability (#12 in LA, #3,099 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute 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: 65 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $153,000 (25.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (median comp): $197,119
• List price: $204,900
• Delta: 3.95%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-34,019
• Equity at exit: $30,551

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-30,945
• Equity at exit: $17,716

Cash invested: $57,372 (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 70744

• Home prices YoY: -23.5%
• Active inventory: 65
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,530 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-11

Break-even live

Break-even rent $1,544

Max offer price $202,905

Occupancy floor 96%

Sensitivity live

Price	-10% $105	-5% $47	+0% $-11	+5% $-69	+10% $-127
Rent	-10% $-132	-5% $-72	+0% $-11	+5% $49	+10% $110
Rate	-1.0pp $92	-0.5pp $41	base $-11	+0.5pp $-64	+1.0pp $-118

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $204,900 Active 84 DOM
2. 2026-06-17
   days on market $204,900 Active 83 DOM
3. 2026-06-16
   days on market $204,900 Active 82 DOM
4. 2026-06-15
   days on market $204,900 Active 81 DOM
5. 2026-06-14
   days on market $204,900 Active 79 DOM
6. 2026-06-13
   days on market $204,900 Active 78 DOM
7. 2026-06-10
   days on market $204,900 Active 76 DOM
8. 2026-06-09
   days on market $204,900 Active 75 DOM
9. 2026-06-08
   days on market $204,900 Active 74 DOM
10. 2026-06-07
    pricedays on market $204,900 Active 73 DOM
11. 2026-06-03
    days on market $209,900 Active 69 DOM
12. 2026-06-02
    days on market $209,900 Active 68 DOM
13. 2026-06-01
    days on market $209,900 Active 67 DOM
14. 2026-05-31
    days on market $209,900 Active 66 DOM
15. 2026-05-31
    days on market $209,900 Active 65 DOM
16. 2026-04-29
    price $209,900 1263-char remark

    Show marketing remark (1268 chars)

    Tucked away on a spacious, tree-lined lot, 27125 Lakeview Dr offers the perfect blend of peaceful country living and modern comfort. This beautifully updated home welcomes you with a bright, open-concept layout, where expansive living spaces flow seamlessly into a stylish kitchen featuring sleek countertops, stainless steel appliances, and abundant cabinetry—ideal for both everyday living and entertaining. Large windows and glass doors invite in natural light while offering serene views of the surrounding greenery, creating a calm, inviting atmosphere throughout. The generous primary suite and additional bedrooms provide comfortable retreats, while the updated bathrooms showcase clean, contemporary finishes. The home also features a dedicated laundry space and ample storage throughout. Step outside to enjoy the wide-open yard with plenty of room to spread out, entertain or simply relax and take in the quiet surroundings. The covered front porch is the perfect spot for morning coffee, and the expansive driveway offers ample parking for multiple vehicles, boats or recreational equipment. Conveniently located with easy access to local amenities while still offering privacy and space, this is a rare opportunity to enjoy the best of Holden living.

17. 2026-04-29
    price $209,900 1268-char remark

    Show marketing remark (1268 chars)

    Tucked away on a spacious, tree-lined lot, 27125 Lakeview Dr offers the perfect blend of peaceful country living and modern comfort. This beautifully updated home welcomes you with a bright, open-concept layout, where expansive living spaces flow seamlessly into a stylish kitchen featuring sleek countertops, stainless steel appliances, and abundant cabinetry—ideal for both everyday living and entertaining. Large windows and glass doors invite in natural light while offering serene views of the surrounding greenery, creating a calm, inviting atmosphere throughout. The generous primary suite and additional bedrooms provide comfortable retreats, while the updated bathrooms showcase clean, contemporary finishes. The home also features a dedicated laundry space and ample storage throughout. Step outside to enjoy the wide-open yard with plenty of room to spread out, entertain or simply relax and take in the quiet surroundings. The covered front porch is the perfect spot for morning coffee, and the expansive driveway offers ample parking for multiple vehicles, boats or recreational equipment. Conveniently located with easy access to local amenities while still offering privacy and space, this is a rare opportunity to enjoy the best of Holden living.

18. 2026-03-26
    listed $214,900 Active 1263-char remark

    Show marketing remark (1268 chars)

    Tucked away on a spacious, tree-lined lot, 27125 Lakeview Dr offers the perfect blend of peaceful country living and modern comfort. This beautifully updated home welcomes you with a bright, open-concept layout, where expansive living spaces flow seamlessly into a stylish kitchen featuring sleek countertops, stainless steel appliances, and abundant cabinetry—ideal for both everyday living and entertaining. Large windows and glass doors invite in natural light while offering serene views of the surrounding greenery, creating a calm, inviting atmosphere throughout. The generous primary suite and additional bedrooms provide comfortable retreats, while the updated bathrooms showcase clean, contemporary finishes. The home also features a dedicated laundry space and ample storage throughout. Step outside to enjoy the wide-open yard with plenty of room to spread out, entertain or simply relax and take in the quiet surroundings. The covered front porch is the perfect spot for morning coffee, and the expansive driveway offers ample parking for multiple vehicles, boats or recreational equipment. Conveniently located with easy access to local amenities while still offering privacy and space, this is a rare opportunity to enjoy the best of Holden living.

19. 2026-03-26
    listed $214,900 Active 1268-char remark

    Show marketing remark (1268 chars)

    Tucked away on a spacious, tree-lined lot, 27125 Lakeview Dr offers the perfect blend of peaceful country living and modern comfort. This beautifully updated home welcomes you with a bright, open-concept layout, where expansive living spaces flow seamlessly into a stylish kitchen featuring sleek countertops, stainless steel appliances, and abundant cabinetry—ideal for both everyday living and entertaining. Large windows and glass doors invite in natural light while offering serene views of the surrounding greenery, creating a calm, inviting atmosphere throughout. The generous primary suite and additional bedrooms provide comfortable retreats, while the updated bathrooms showcase clean, contemporary finishes. The home also features a dedicated laundry space and ample storage throughout. Step outside to enjoy the wide-open yard with plenty of room to spread out, entertain or simply relax and take in the quiet surroundings. The covered front porch is the perfect spot for morning coffee, and the expansive driveway offers ample parking for multiple vehicles, boats or recreational equipment. Conveniently located with easy access to local amenities while still offering privacy and space, this is a rare opportunity to enjoy the best of Holden living.

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $1,127 · $94/mo
• Expected delta: +$406/yr (+$34/mo · 56.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,360
• − Mortgage interest: −$11,478
• − Property taxes: −$721
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$5,961
• Taxable loss: −$3,762
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $767/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 — Albany

• Score: 77/100
• State rank: #12
• US rank: #3099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,857

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 9% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -45.97%
• Current HPI: 149.5343
• 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

-2.3% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $209,900 AcadianaMLS
• 2026-04-29 Price Changed $209,900 GSREIN
• 2026-03-26 Listed $214,900 GSREIN
• 2026-03-26 Listed $214,900 AcadianaMLS

Property tax history

+10.7%/yr

Latest (2024): $721 · +74.2% YoY. Source: county tax records.