30288 Pine Alley Rd · Killian, LA 70462

$198,000

5 bd · 3.0 ba · 1,950 sqft · Manufactured · 3 Days on market

Built 2013 Good condition 3.00 ac lot Est $199k · at est.

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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 +14.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.7/15.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Situated on a quiet 3-acre tract in Flood Zone X in Springfield, this updated mobile home features fresh flooring and paint, a new roof, new A/C, and new appliances. The property offers plenty of outdoor space, a pond, and the convenience of well water. Deer are spotted on the property, adding to the peaceful setting. Move-in ready and refreshed, this is a great opportunity to enjoy comfortable living with extra room to spread out.

Key facts

• Pond
• 3 acre tract
• New a/c

Tags

• 3 ACRE TRACT
• NEW ROOF
• NEW A/C
• NEW APPLIANCES
• OUTDOOR SPACE
• POND

Property features AI

Finance

• Other: Property type: Residential; Lot approximately 3 acres; Directions: Go to end of Pine Alley Road; the property is on the left-hand side.; Subdivision: Rural Tract (no Subd)

Exterior

• Parking: Open parking
• Security: Smoke detector(s)
• Utilities: Private well water
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding
• Exterior features: Porch; Metal roof; No fencing

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Breakfast bar; Eat-in kitchen
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $198k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-40 ($-482/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (10.8% below list).
• Recommended offer: $177k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.2% in Killian — 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 57/100 on livability (#333 in LA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: health & safety C-, schools F, 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: 214 active listings in the ZIP; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $176,536 (10.8% 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. 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 F-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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $198,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30288 Pine Alley Rd	0.00mi	5/3.0	1,950 (0%)	0mo	$198,000	$102	100

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $105,346
• Equity at exit: $178,374

10-year hold

• IRR: 21.0%
• Equity multiple: 6.63×
• Total profit: $312,372
• Equity at exit: $384,670

Cash invested: $55,440 (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 70462

• Active inventory: 214
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-40

Break-even live

Break-even rent $1,816

Max offer price $192,189

Occupancy floor 97%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-29
   status Pending 435-char remark

   Show marketing remark (435 chars)

   Situated on a quiet 3-acre tract in Flood Zone X in Springfield, this updated mobile home features fresh flooring and paint, a new roof, new A/C, and new appliances. The property offers plenty of outdoor space, a pond, and the convenience of well water. Deer are spotted on the property, adding to the peaceful setting. Move-in ready and refreshed, this is a great opportunity to enjoy comfortable living with extra room to spread out.

2. 2026-04-29
   status Pending

   Show marketing remark (435 chars)

   Situated on a quiet 3-acre tract in Flood Zone X in Springfield, this updated mobile home features fresh flooring and paint, a new roof, new A/C, and new appliances. The property offers plenty of outdoor space, a pond, and the convenience of well water. Deer are spotted on the property, adding to the peaceful setting. Move-in ready and refreshed, this is a great opportunity to enjoy comfortable living with extra room to spread out.

3. 2026-04-26
   listed $198,000 Active

   Show marketing remark (435 chars)

   Situated on a quiet 3-acre tract in Flood Zone X in Springfield, this updated mobile home features fresh flooring and paint, a new roof, new A/C, and new appliances. The property offers plenty of outdoor space, a pond, and the convenience of well water. Deer are spotted on the property, adding to the peaceful setting. Move-in ready and refreshed, this is a great opportunity to enjoy comfortable living with extra room to spread out.

4. 2026-04-26
   listed $198,000 Active 435-char remark

   Show marketing remark (435 chars)

   Situated on a quiet 3-acre tract in Flood Zone X in Springfield, this updated mobile home features fresh flooring and paint, a new roof, new A/C, and new appliances. The property offers plenty of outdoor space, a pond, and the convenience of well water. Deer are spotted on the property, adding to the peaceful setting. Move-in ready and refreshed, this is a great opportunity to enjoy comfortable living with extra room to spread out.

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 99% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,184
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$1,787
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$5,760
• Taxable loss: −$3,814
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $433/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 · 14 photos

Good 80/100 Cosmetic rehab

This updated mobile home is move-in ready with fresh paint, new flooring, and a new roof. It offers a good condition score and is well-maintained with a quiet 3-acre lot and well-maintained landscaping.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both New flooring in bathrooms — Fresh flooring improves the look and feel of the bathrooms.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both New flooring in bathrooms — Fresh flooring improves the look and feel of the bathrooms. ↑

ⓘ 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: 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 — Killian

• Score: 57/100
• State rank: #333
• US rank: #22333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Killian, LA
• Population (ZIP): 5,428

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 15% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 115.93%
• Current HPI: 389.85
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — GBRMLS
• 2026-04-26 Listed $198,000 GBRMLS
• 2026-04-26 Listed $198,000 AcadianaMLS