1344 Wedgewood Dr Dr · Moss Bluff, LA 70611

$72,500

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 113 Days on market

Built 1994 0.61 ac lot $60/sqft · 50% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Moss Bluff, this manufactured home sits on over half an acre, offering space and comfort in a convenient location. Featuring 3 bedrooms and 2 bathrooms, this home is ideal for first-time buyers or anyone looking for an open and functional floor plan. The spacious kitchen provides plenty of room for cooking and gathering, flowing seamlessly into the main living areas. Step outside to enjoy the large backyard — perfect for relaxing or entertaining. A storage shed/shop with electricity is included, making it a great space for hobbies, projects, or extra storage. Recent updates include new paint, new flooring, a new AC unit, and a new stove — making this home move-in ready!

Key facts

• New ac unit
• New stove
• Large backyard

Tags

• LARGE BACKYARD
• STORAGE SHED
• NEW PAINT
• NEW FLOORING
• NEW AC UNIT
• NEW STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent is only 15% 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 $501 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $65,975 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.72% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.16%
• DSCR: 2.43
• GRM: 4.8

CMA / ARV

• ARV (median comp): $145,462
• List price: $72,500
• Delta: -50.16%
• 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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-4,021
• Equity at exit: $10,810

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $7,131
• Equity at exit: $6,268

Cash invested: $20,300 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$30
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $117

Break-even live

Break-even rent $1,101

Max offer price $72,500

Occupancy floor 86%

Sensitivity live

Price	-10% $159	-5% $138	+0% $117	+5% $97	+10% $76
Rent	-10% $19	-5% $68	+0% $117	+5% $167	+10% $216
Rate	-1.0pp $154	-0.5pp $136	base $117	+0.5pp $99	+1.0pp $80

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
194 Victoria Dr Unit 2A Lake Charles, LA	2.0	1.0	968	$825	$0.85	45d	1	1.18mi

Listing history 20 events

1. 2026-06-21
   days on market $72,500 Active 113 DOM
2. 2026-06-19
   days on market $72,500 Active 111 DOM
3. 2026-06-18
   days on market $72,500 Active 110 DOM
4. 2026-06-17
   days on market $72,500 Active 109 DOM
5. 2026-06-16
   days on market $72,500 Active 108 DOM
6. 2026-06-15
   days on market $72,500 Active 107 DOM
7. 2026-06-14
   days on market $72,500 Active 105 DOM
8. 2026-06-13
   days on market $72,500 Active 104 DOM
9. 2026-06-10
   days on market $72,500 Active 102 DOM
10. 2026-06-09
    days on market $72,500 Active 101 DOM
11. 2026-06-08
    days on market $72,500 Active 100 DOM
12. 2026-06-07
    days on market $72,500 Active 99 DOM
13. 2026-06-05
    days on market $72,500 Active 96 DOM
14. 2026-06-02
    days on market $72,500 Active 94 DOM
15. 2026-06-01
    days on market $72,500 Active 93 DOM
16. 2026-05-31
    days on market $72,500 Active 92 DOM
17. 2026-05-30
    days on market $72,500 Active 91 DOM
18. 2026-04-14
    price $72,500 714-char remark

    Show marketing remark (714 chars)

    Located in the heart of Moss Bluff, this manufactured home sits on over half an acre, offering space and comfort in a convenient location. Featuring 3 bedrooms and 2 bathrooms, this home is ideal for first-time buyers or anyone looking for an open and functional floor plan. The spacious kitchen provides plenty of room for cooking and gathering, flowing seamlessly into the main living areas. Step outside to enjoy the large backyard — perfect for relaxing or entertaining. A storage shed/shop with electricity is included, making it a great space for hobbies, projects, or extra storage. Recent updates include new paint, new flooring, a new AC unit, and a new stove — making this home move-in ready!

19. 2026-02-28
    listed $77,500 Active 714-char remark

    Show marketing remark (714 chars)

    Located in the heart of Moss Bluff, this manufactured home sits on over half an acre, offering space and comfort in a convenient location. Featuring 3 bedrooms and 2 bathrooms, this home is ideal for first-time buyers or anyone looking for an open and functional floor plan. The spacious kitchen provides plenty of room for cooking and gathering, flowing seamlessly into the main living areas. Step outside to enjoy the large backyard — perfect for relaxing or entertaining. A storage shed/shop with electricity is included, making it a great space for hobbies, projects, or extra storage. Recent updates include new paint, new flooring, a new AC unit, and a new stove — making this home move-in ready!

20. 2011-06-20
    soldstatus $55,000

ⓘ 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: $399 · $33/mo
• Projected year-2 tax: $399 · $33/mo
• Expected delta: $0/yr ($0/mo · 0.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $15,002
• − Mortgage interest: −$4,061
• − Property taxes: −$399
• − Insurance: −$5,481
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,109
• Taxable income: $552
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $1,277/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: 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

+31.8% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $72,500 SWLAR
• 2026-02-28 Listed $77,500 SWLAR
• 2011-06-20 Sold (Public Records) $55,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $399 · +1.6% YoY. Source: county tax records.