27458 Zack Magee Rd · Franklinton, LA 70438

$139,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 26 Days on market

Built 2023 Good condition 1.75 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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and well maintained! This 2023 3-bedroom, 2-bath home offers 1,216 sq ft of thoughtfully designed living space on a spacious 1.75-acre lot. The home is in great condition with a functional layout, open living area, and plenty of room to spread out both inside and out. Enjoy peaceful country living with the convenience of newer construction. Just move right in and make it yours.

Key facts

• 1.75 acre lot
• Built 2023
• Listed 26 days

Property features AI

Finance

• Other: Lot approximately 1.75 acres; Lot dimensions about 276 x 276

Exterior

• Parking: Open parking
• Utilities: Private well water
• Home design: Manufactured home (residential property)
• Construction: Vinyl siding; Built by Cmh, Inc.
• Exterior features: Private well water

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.3% in Franklinton — 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 69/100 on livability (#67 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• 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: 246 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 $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($138k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.07% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 7.8

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,231
• Equity at exit: $20,860

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $26,389
• Equity at exit: $12,096

Cash invested: $39,172 (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 70438

• Home prices YoY: -14.2%
• Active inventory: 246
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $337

Break-even live

Break-even rent $1,069

Max offer price $139,900

Occupancy floor 72%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-16
   status $139,900 Pending 26 DOM
2. 2026-06-15
   days on market $139,900 Active 26 DOM
3. 2026-06-13
   days on market $139,900 Active 24 DOM
4. 2026-06-10
   days on market $139,900 Active 21 DOM
5. 2026-06-09
   days on market $139,900 Active 20 DOM
6. 2026-06-08
   days on market $139,900 Active 19 DOM
7. 2026-06-07
   days on market $139,900 Active 18 DOM
8. 2026-06-03
   days on market $139,900 Active 14 DOM
9. 2026-06-02
   days on market $139,900 Active 13 DOM
10. 2026-06-01
    days on market $139,900 Active 12 DOM
11. 2026-05-31
    days on market $139,900 Active 11 DOM
12. 2026-05-20
    listed $139,900 Active

    Show marketing remark (394 chars)

    Move-in ready and well maintained! This 2023 3-bedroom, 2-bath home offers 1,216 sq ft of thoughtfully designed living space on a spacious 1.75-acre lot. The home is in great condition with a functional layout, open living area, and plenty of room to spread out both inside and out. Enjoy peaceful country living with the convenience of newer construction. Just move right in and make it yours.

13. 2026-05-20
    listed $139,900 Active 394-char remark

    Show marketing remark (394 chars)

    Move-in ready and well maintained! This 2023 3-bedroom, 2-bath home offers 1,216 sq ft of thoughtfully designed living space on a spacious 1.75-acre lot. The home is in great condition with a functional layout, open living area, and plenty of room to spread out both inside and out. Enjoy peaceful country living with the convenience of newer construction. Just move right in and make it yours.

ⓘ 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: $632 · $53/mo
• Projected year-2 tax: $769 · $64/mo
• Expected delta: +$138/yr (+$11/mo · 21.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $17,955
• − Mortgage interest: −$7,837
• − Property taxes: −$632
• − Insurance: −$700
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,070
• Taxable income: $1,844
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $3,607/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 · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with modern updates and a spacious lot. It offers a great opportunity for a new owner to enjoy peaceful country living with the convenience of newer construction.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both fence — improves privacy and security
• Both landscaping around house — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both fence — improves privacy and security ↑
• Both landscaping around house — enhances curb appeal and adds value ↑

ⓘ 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: 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 — Franklinton

• Score: 69/100
• State rank: #67
• US rank: #8352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,935

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 9% Slovak 2% German 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 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: ▼ -31.73%
• Current HPI: 191.4762
• 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

2 events — show timeline

• 2026-05-20 Listed $139,900 AcadianaMLS
• 2026-05-20 Listed $139,900 GBRMLS

Property tax history

+0.2%/yr

Latest (2025): $632 · +0.2% YoY. Source: county tax records.