61027 Ruth Holton Rd · Roseland, LA 70422

$100,000

2 bd · 1.0 ba · 1 sqft · SingleFamily public records · 186 Days on market

Built 1980 5.25 ac lot

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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 +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just over 5 acres with great options for your next home! You can live in the existing mobile home, replace it with your own, or build your dream home! The mobile home is 2 bedrooms, 2 baths, with a large porch and it rests under a metal cover for extra protection. Large closets, lots of kitchen/dining cabinets for plenty of storage. Circle-style drive via the gated access gives multiple driveways. Fencing around perimeter of property. There are pear trees and blueberry bushes. Come check out this serene property!

Key facts

• Mobile home
• Gated access
• Metal cover

Tags

• 5 ACRES
• MOBILE HOME
• LARGE PORCH
• METAL COVER
• CIRCLE-STYLE DRIVE
• GATED ACCESS

Property features AI

Finance

• Other: Property in outside city limits; Approximately 5.25 acres

Exterior

• Parking: Driveway
• Utilities: Well water; Treatment plant sewer
• Home design: Single-story home; Raised foundation; Age estimated by seller (actual year unknown)
• Construction: Metal siding; Metal roof
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Window unit cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#74 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($88k) 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: 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.72% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.73%
• DSCR: 2.28
• GRM: 4.8

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: 23.1%
• Equity multiple: 1.95×
• Total profit: $26,514
• Equity at exit: $14,910

10-year hold

• IRR: 31.0%
• Equity multiple: 3.79×
• Total profit: $78,166
• Equity at exit: $8,646

Cash invested: $28,000 (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 70422

• Active inventory: 86
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $670

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 56%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $100,000 Active 186 DOM
2. 2026-06-18
   days on market $100,000 Active 185 DOM
3. 2026-06-17
   days on market $100,000 Active 184 DOM
4. 2026-06-16
   days on market $100,000 Active 183 DOM
5. 2026-06-15
   days on market $100,000 Active 182 DOM
6. 2026-06-14
   days on market $100,000 Active 180 DOM
7. 2026-06-13
   days on market $100,000 Active 179 DOM
8. 2026-06-10
   days on market $100,000 Active 177 DOM
9. 2026-06-09
   days on market $100,000 Active 176 DOM
10. 2026-06-08
    days on market $100,000 Active 175 DOM
11. 2026-06-07
    days on market $100,000 Active 174 DOM
12. 2026-06-05
    days on market $100,000 Active 171 DOM
13. 2026-06-03
    statusdays on market $100,000 Active 170 DOM
14. 2026-06-02
    days on market $100,000 Active Under Contract 169 DOM
15. 2026-06-01
    days on market $100,000 Active Under Contract 168 DOM
16. 2026-05-31
    days on market $100,000 Active Under Contract 167 DOM
17. 2026-05-30
    days on market $100,000 Active Under Contract 166 DOM
18. 2026-02-22
    status Pending 518-char remark

    Show marketing remark (518 chars)

    Just over 5 acres with great options for your next home! You can live in the existing mobile home, replace it with your own, or build your dream home! The mobile home is 2 bedrooms, 2 baths, with a large porch and it rests under a metal cover for extra protection. Large closets, lots of kitchen/dining cabinets for plenty of storage. Circle-style drive via the gated access gives multiple driveways. Fencing around perimeter of property. There are pear trees and blueberry bushes. Come check out this serene property!

19. 2026-02-22
    historical Active Under Contract

    Show marketing remark (518 chars)

    Just over 5 acres with great options for your next home! You can live in the existing mobile home, replace it with your own, or build your dream home! The mobile home is 2 bedrooms, 2 baths, with a large porch and it rests under a metal cover for extra protection. Large closets, lots of kitchen/dining cabinets for plenty of storage. Circle-style drive via the gated access gives multiple driveways. Fencing around perimeter of property. There are pear trees and blueberry bushes. Come check out this serene property!

20. 2025-12-15
    listed $100,000 Active 518-char remark

    Show marketing remark (518 chars)

    Just over 5 acres with great options for your next home! You can live in the existing mobile home, replace it with your own, or build your dream home! The mobile home is 2 bedrooms, 2 baths, with a large porch and it rests under a metal cover for extra protection. Large closets, lots of kitchen/dining cabinets for plenty of storage. Circle-style drive via the gated access gives multiple driveways. Fencing around perimeter of property. There are pear trees and blueberry bushes. Come check out this serene property!

21. 2025-12-15
    listed $100,000 Active

    Show marketing remark (518 chars)

    Just over 5 acres with great options for your next home! You can live in the existing mobile home, replace it with your own, or build your dream home! The mobile home is 2 bedrooms, 2 baths, with a large porch and it rests under a metal cover for extra protection. Large closets, lots of kitchen/dining cabinets for plenty of storage. Circle-style drive via the gated access gives multiple driveways. Fencing around perimeter of property. There are pear trees and blueberry bushes. Come check out this serene property!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,679
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$2,909
• Taxable income: $6,860
• Est. tax owed @ 24.0%: −$1,646
• After-tax cash flow: $6,397/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: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

Livability — Roseland

• Score: 69/100
• State rank: #74
• US rank: #8745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,670

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 50% Black 42% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.04%
• Current HPI: 111.207
• 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

• 2026-02-22 Pending — AcadianaMLS
• 2026-02-22 Contingent — GSREIN
• 2025-12-15 Listed $100,000 GSREIN
• 2025-12-15 Listed $100,000 AcadianaMLS

Property tax history

-0.6%/yr

Latest (2025): $149 · +0.5% YoY. Source: county tax records.