56142 Stewart-evans Rd · Rio, LA 70427

$105,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 74 Days on market

Built 1996 3.00 ac lot $82/sqft · 29% below area Est $148k · 29% under ↓ 9% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape the hustle and take a scenic drive to your own peaceful retreat. Privacy without sacrificing accessibility. Situated on 3 acres, this cozy 3 bedroom, 2 bath single-wide mobile home offers the tranquility you've been dreaming of. The open concept living area flows perfectly with the primary suite separated from the two guest rooms for ultimate privacy. Perfectly secluded yet only minutes from Covington or Franklinton. Features a brand new roof (2025), a dedicated generator hookup along with a high-yielding blueberry bushes (5 gallons of blueberries a year), pecan trees and a persimmon tree. Also features rich, nutrient dense soil primed for your own organic garden or hobby farm. And, an additional septic for a future mobile home or RV. Desired Flood Zone "X" This property is a blank canvas awaiting your creative touch. Call me for a showing.

Key facts

• Primary suite
• 3 acres
• 3 acre lot

Tags

• 3 ACRES
• OPEN CONCEPT LIVING AREA
• PRIMARY SUITE
• DEDICATED GENERATOR HOOKUP
• HIGH-YIELDING BLUEBERRY BUSH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Washington Parish (rural): math 27% / reading 41% proficiency, ranked #38 of 98 in LA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 1.53% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.65%
• DSCR: 2.19
• GRM: 5.5

CMA / ARV

• ARV (median comp): $147,956
• List price: $105,000
• Delta: -29.03%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.5%
• Equity multiple: 1.83×
• Total profit: $24,523
• Equity at exit: $15,656

10-year hold

• IRR: 28.6%
• Equity multiple: 3.54×
• Total profit: $74,715
• Equity at exit: $9,078

Cash invested: $29,400 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 87
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$19 /mo · $222/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $653

Break-even live

Break-even rent $776

Max offer price $105,000

Occupancy floor 54%

Sensitivity live

Price	-10% $712	-5% $683	+0% $653	+5% $623	+10% $468
Rent	-10% $526	-5% $590	+0% $653	+5% $716	+10% $779
Rate	-1.0pp $706	-0.5pp $680	base $653	+0.5pp $626	+1.0pp $598

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $105,000 Active 74 DOM
2. 2026-06-17
   days on market $105,000 Active 73 DOM
3. 2026-06-16
   days on market $105,000 Active 72 DOM
4. 2026-06-15
   days on market $105,000 Active 71 DOM
5. 2026-06-13
   days on market $105,000 Active 69 DOM
6. 2026-06-10
   days on market $105,000 Active 66 DOM
7. 2026-06-09
   days on market $105,000 Active 65 DOM
8. 2026-06-08
   days on market $105,000 Active 64 DOM
9. 2026-06-07
   days on market $105,000 Active 63 DOM
10. 2026-06-03
    days on market $105,000 Active 59 DOM
11. 2026-06-02
    days on market $105,000 Active 58 DOM
12. 2026-06-01
    days on market $105,000 Active 57 DOM
13. 2026-05-31
    days on market $105,000 Active 56 DOM
14. 2026-05-16
    price $105,000 869-char remark

    Show marketing remark (870 chars)

    Escape the hustle and take a scenic drive to your own peaceful retreat. Privacy without sacrificing accessibility. Situated on 3 acres, this cozy 3 bedroom, 2 bath single-wide mobile home offers the tranquility you've been dreaming of. The open concept living area flows perfectly with the primary suite separated from the two guest rooms for ultimate privacy. Perfectly secluded yet only minutes from Covington or Franklinton. Features a brand new roof (2025), a dedicated generator hookup along with a high-yielding blueberry bushes (5 gallons of blueberries a year), pecan trees and a persimmon tree. Also features rich, nutrient dense soil primed for your own organic garden or hobby farm. And, an additional septic for a future mobile home or RV. Desired Flood Zone "X" This property is a blank canvas awaiting your creative touch. Call me for a showing.

15. 2026-05-16
    price $105,000 870-char remark

    Show marketing remark (870 chars)

    Escape the hustle and take a scenic drive to your own peaceful retreat. Privacy without sacrificing accessibility. Situated on 3 acres, this cozy 3 bedroom, 2 bath single-wide mobile home offers the tranquility you've been dreaming of. The open concept living area flows perfectly with the primary suite separated from the two guest rooms for ultimate privacy. Perfectly secluded yet only minutes from Covington or Franklinton. Features a brand new roof (2025), a dedicated generator hookup along with a high-yielding blueberry bushes (5 gallons of blueberries a year), pecan trees and a persimmon tree. Also features rich, nutrient dense soil primed for your own organic garden or hobby farm. And, an additional septic for a future mobile home or RV. Desired Flood Zone "X" This property is a blank canvas awaiting your creative touch. Call me for a showing.

16. 2026-04-05
    listed $115,000 Active 869-char remark

    Show marketing remark (870 chars)

    Escape the hustle and take a scenic drive to your own peaceful retreat. Privacy without sacrificing accessibility. Situated on 3 acres, this cozy 3 bedroom, 2 bath single-wide mobile home offers the tranquility you've been dreaming of. The open concept living area flows perfectly with the primary suite separated from the two guest rooms for ultimate privacy. Perfectly secluded yet only minutes from Covington or Franklinton. Features a brand new roof (2025), a dedicated generator hookup along with a high-yielding blueberry bushes (5 gallons of blueberries a year), pecan trees and a persimmon tree. Also features rich, nutrient dense soil primed for your own organic garden or hobby farm. And, an additional septic for a future mobile home or RV. Desired Flood Zone "X" This property is a blank canvas awaiting your creative touch. Call me for a showing.

17. 2026-04-05
    listed $115,000 Active 870-char remark

    Show marketing remark (870 chars)

    Escape the hustle and take a scenic drive to your own peaceful retreat. Privacy without sacrificing accessibility. Situated on 3 acres, this cozy 3 bedroom, 2 bath single-wide mobile home offers the tranquility you've been dreaming of. The open concept living area flows perfectly with the primary suite separated from the two guest rooms for ultimate privacy. Perfectly secluded yet only minutes from Covington or Franklinton. Features a brand new roof (2025), a dedicated generator hookup along with a high-yielding blueberry bushes (5 gallons of blueberries a year), pecan trees and a persimmon tree. Also features rich, nutrient dense soil primed for your own organic garden or hobby farm. And, an additional septic for a future mobile home or RV. Desired Flood Zone "X" This property is a blank canvas awaiting your creative touch. Call me for a showing.

ⓘ 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: $222 · $19/mo
• Projected year-2 tax: $578 · $48/mo
• Expected delta: +$355/yr (+$30/mo · 159.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,227
• − Mortgage interest: −$5,882
• − Property taxes: −$222
• − Insurance: −$525
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$3,055
• Taxable income: $6,467
• Est. tax owed @ 24.0%: −$1,552
• After-tax cash flow: $6,282/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: Washington Parish
• NCES district ID: 2201860
• Math proficiency: 27% ▼ -34.00%
• Reading proficiency: 41% ▼ -29.00%
• Median HH income: $34,972
• Composite: 28.03/100
• National rank: #6844
• State rank: #38 of 98 in LA

Livability — Rio

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 17,564

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.26%
• Current HPI: 112.358
• 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

-8.7% since first listed

4 events — show timeline

• 2026-05-16 Price Changed $105,000 AcadianaMLS
• 2026-05-16 Price Changed $105,000 GSREIN
• 2026-04-05 Listed $115,000 GSREIN
• 2026-04-05 Listed $115,000 AcadianaMLS

Property tax history

-9.5%/yr

Latest (2025): $222 · +0.4% YoY. Source: county tax records.