165 Bertie Jeane · Evans, LA 70639

$122,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 14 Days on market

Built 2021 Fair condition 1.13 ac lot

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Why this score? — see what drove the D+ 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 +15.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

RARE FIND in EVANS!! This 2021 Legacy 3 bedroom 2 bath Mobile Home is located off of hwy 464 near Anacoco Lake Spillway, 20 minutes to Toledo Bend, 20 minutes to Leesville/Fort Polk! LARGE EAT in BAR, OPEN kitchen and living room, spacious primary suite with ensuite bath and two other great sized rooms! Nestled off of main drag to give privacy and that sweet serenity you've been looking for! Complete with carport, additional concrete poured for a perfect BBQ spot or gathering place! Shed included plus, a BEAUTIFUL tree complete with TIRE SWING!

Key facts

• Ensuite bath
• Carport
• Shed included

Tags

• OPEN KITCHEN AND LIVING ROOM
• SPACIOUS PRIMARY SUITE
• ENSUITE BATH
• CARPORT
• BBQ SPOT
• SHED INCLUDED

Property features AI

Exterior

• Parking: Carport
• Home design: Manufactured Home
• Exterior features: Other roof; Other construction materials

Interior

• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5; Bedroom 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living Room; Dining Room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $123k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $39 ($473/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (8.5% below list).
• Recommended offer: $112k (8.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Vernon Parish (rural): math 35% / reading 51% proficiency, ranked #18 of 98 in LA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($850 loan paydown + $4k appreciation (3.0% local appreciation)).
• Vernon County population projected at -25% 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Recommended offer $112,498 (8.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.1

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: 8.8%
• Equity multiple: 1.50×
• Total profit: $17,331
• Equity at exit: $55,261

10-year hold

• IRR: 11.3%
• Equity multiple: 2.69×
• Total profit: $58,224
• Equity at exit: $85,164

Cash invested: $34,412 (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 70639

• Active inventory: 4
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$645
• Tax est. 1.5%: −$154 /mo · $1,844/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $39

Break-even live

Break-even rent $1,075

Max offer price $122,900

Occupancy floor 92%

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $122,900 Active 14 DOM
2. 2026-06-18
   days on market $122,900 Active 13 DOM
3. 2026-06-17
   days on market $122,900 Active 12 DOM
4. 2026-06-16
   days on market $122,900 Active 11 DOM
5. 2026-06-15
   days on market $122,900 Active 10 DOM
6. 2026-06-14
   days on market $122,900 Active 8 DOM
7. 2026-06-12
   days on market $122,900 Active 7 DOM
8. 2026-06-09
   days on market $122,900 Active 4 DOM
9. 2026-06-08
   days on market $122,900 Active 3 DOM
10. 2026-06-07
    days on market $122,900 Active 2 DOM
11. 2026-06-07
    remarks 550-char remark
12. 2026-06-07
    listed $122,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,500
• − Mortgage interest: −$6,884
• − Property taxes: −$1,844
• − Insurance: −$614
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,575
• Taxable loss: −$1,578
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $851/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to its kitchen, bathrooms, exterior, and interior. Improvements in these areas will significantly enhance its resale and rental value.

Repairs flagged

• Major Kitchen appliances — Outdated and cluttered, need replacement.
• Major Bathroom fixtures — Old and worn, need replacement.
• Moderate Exterior siding — Weathered, needs repainting or replacement.
• Major Hardwood flooring — Worn, needs refinishing or replacement.
• Moderate Paint — Faded in some areas, needs touch-up or repainting.
• Minor Windows — Intact but could use cleaning.

Value-add opportunities

• Resale New kitchen appliances — Modern appliances will attract more buyers.
• Resale Painting and updating interior walls — Fresh paint and updated decor will enhance curb appeal.
• Both Landscaping and curb appeal improvements — Improved landscaping will increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Outdated and cluttered, need replacement.	Major	$15,000–50,000
Bathroom fixtures · Old and worn, need replacement.	Major	$15,000–50,000
Exterior siding · Weathered, needs repainting or replacement.	Moderate	$3,000–15,000
Hardwood flooring · Worn, needs refinishing or replacement.	Major	$15,000–50,000
Paint · Faded in some areas, needs touch-up or repainting.	Moderate	$3,000–15,000
Windows · Intact but could use cleaning.	Minor	$500–3,000
Total estimated repair cost · 6 items		$51,500–183,000

Value-add ROI direction

• Resale New kitchen appliances — Modern appliances will attract more buyers. ↑
• Resale Painting and updating interior walls — Fresh paint and updated decor will enhance curb appeal. ↑
• Both Landscaping and curb appeal improvements — Improved landscaping will increase both resale and rental 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: Vernon Parish
• NCES district ID: 2201830
• Math proficiency: 35% ▼ -42.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $44,822
• Composite: 36.42/100
• National rank: #4674
• State rank: #18 of 98 in LA

Livability — Evans

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

Census & demographics

• Population (ZIP): 603

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 45,401 people
• By 2030: 43,015 · -5.3%
• By 2040: 38,171 · -15.9%
• By 2050: 34,087 · -24.9%
• By 2075: 28,267 · -37.7%
• By 2100: 25,486 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Italian 4% Lithuanian 2%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Vernon

• 2024 margin: Solid R (+67.9) · D 15.6% · R 83.4% · Other 1.0%
• 2008→2024 swing: -14.5pp toward R · 2008: -53.4pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.9 2016: R+65.0 2012: R+57.5 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-06-05 Listed $122,900 SWLAR
• 2026-06-04 Listed $122,900 AcadianaMLS
• 2026-06-04 Listed $122,900 GFPAR