25150 George Settlement Rd · Springfield, LA 70462

$150,000

3 bd · 2.0 ba · 1,580 sqft · Manufactured · 224 Days on market

Built 2014 0.58 ac lot $95/sqft · 25% below area Est $199k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Appreciation +10.0/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

Key facts

• Spacious yard
• Ample parking
• Turnkey addition

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING MOBILE HOME
• SPACIOUS YARD
• AMPLE PARKING
• TURNKEY ADDITION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (20.0% below list).
• Recommended offer: $120k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in Springfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#218 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: employment C-, health & safety C-, crime F.
• Livingston Parish (suburban): math 40% / reading 52% proficiency, ranked #13 of 98 in LA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 214 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 7y ago; this cycle's ask has dropped $15k (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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $199,318
• List price: $150,000
• Delta: -24.74%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.81×
• Total profit: $76,068
• Equity at exit: $135,132

10-year hold

• IRR: 20.1%
• Equity multiple: 6.44×
• Total profit: $228,482
• Equity at exit: $291,417

Cash invested: $42,000 (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 70462

• Active inventory: 214
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-89

Break-even live

Break-even rent $1,312

Max offer price $137,177

Occupancy floor —

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23950 Coats Rd Springfield, LA	2.0	1.0	1154	$1,200	$1.04	14d	1	1.20mi

Listing history 42 events

1. 2026-06-18
   days on market $150,000 Active 224 DOM
2. 2026-06-17
   days on market $150,000 Active 223 DOM
3. 2026-06-16
   days on market $150,000 Active 222 DOM
4. 2026-06-15
   days on market $150,000 Active 221 DOM
5. 2026-06-14
   days on market $150,000 Active 219 DOM
6. 2026-06-13
   days on market $150,000 Active 218 DOM
7. 2026-06-10
   days on market $150,000 Active 216 DOM
8. 2026-06-08
   days on market $150,000 Active 214 DOM
9. 2026-06-07
   days on market $150,000 Active 213 DOM
10. 2026-06-03
    days on market $150,000 Active 209 DOM
11. 2026-06-02
    days on market $150,000 Active 208 DOM
12. 2026-06-01
    days on market $150,000 Active 207 DOM
13. 2026-05-31
    days on market $150,000 Active 206 DOM
14. 2026-05-31
    days on market $150,000 Active 205 DOM
15. 2026-05-13
    status Active 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

16. 2026-05-13
    status Active 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

17. 2026-04-23
    status Pending 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

18. 2026-04-23
    status Pending 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

19. 2026-04-17
    status Active 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

20. 2026-04-17
    status Active 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

21. 2026-04-17
    historical 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

22. 2025-12-11
    price $150,000 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

23. 2025-12-11
    price $150,000 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

24. 2025-11-04
    status Active 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

25. 2025-11-03
    historical Active Under Contract 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

26. 2025-10-16
    listed $165,000 Active 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

27. 2025-10-16
    listed $165,000 Active 266-char remark

    Show marketing remark (266 chars)

    Well-maintained 3BR/2BA mobile home on 0.58 acres in Springfield with 1,580 sqft of living space. Previously provided steady rental income, great addition to an investment portfolio or affordable primary home. Spacious layout with open floor plan and large bedrooms.

28. 2022-06-13
    soldstatus Sold
29. 2022-06-13
    soldstatus $136,000
30. 2022-04-26
    status Pending
31. 2022-04-21
    listed $139,900 Active
32. 2022-04-21
    listed $139,900
33. 2022-04-21
    listed $139,900
34. 2022-04-21
    listed $139,900
35. 2020-06-08
    soldstatus $105,000
36. 2020-06-05
    soldstatus $105,000 Closed
37. 2020-04-30
    status Pending
38. 2020-03-19
    price $99,000
39. 2020-02-28
    price $115,000
40. 2020-01-21
    price $120,000
41. 2019-10-17
    listed $125,000 Active
42. 2019-10-17
    listed $99,000

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $14,400
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,364
• Taxable loss: −$3,670
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $-183/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: Livingston Parish
• NCES district ID: 2201020
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 52% ▼ -32.00%
• Median HH income: $56,755
• Composite: 40.07/100
• National rank: #3811
• State rank: #13 of 98 in LA

Livability — Springfield

• Score: 62/100
• State rank: #218
• US rank: #16782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,428

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 158,511 people
• By 2030: 168,241 · +6.1%
• By 2040: 186,252 · +17.5%
• By 2050: 201,516 · +27.1%
• By 2075: 231,217 · +45.9%
• By 2100: 241,697 · +52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 15% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+68.5) · D 15.1% · R 83.6% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -71.9pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+70.0 2016: R+72.5 2012: R+70.4 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 115.93%
• Current HPI: 389.85
• 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

+20.0% since first listed

28 events — show timeline

• 2026-05-13 Relisted — AcadianaMLS
• 2026-05-13 Relisted — GSREIN
• 2026-04-23 Pending — AcadianaMLS
• 2026-04-23 Pending — GSREIN
• 2026-04-17 Relisted — AcadianaMLS
• 2026-04-17 Relisted — GSREIN
• 2026-04-17 Listing Removed — GSREIN
• 2025-12-11 Price Changed $150,000 AcadianaMLS
• 2025-12-11 Price Changed $150,000 GSREIN
• 2025-11-04 Relisted — GSREIN
• 2025-11-03 Contingent — GSREIN
• 2025-10-16 Listed $165,000 GSREIN
• 2025-10-16 Listed $165,000 AcadianaMLS
• 2022-06-13 Sold (MLS) $136,000 GSREIN
• 2022-06-13 Sold (MLS) — GBRMLS
• 2022-04-26 Pending — GBRMLS
• 2022-04-21 Listed $139,900 AcadianaMLS
• 2022-04-21 Listed $139,900 GSREIN
• 2022-04-21 Listed $139,900 AcadianaMLS
• 2022-04-21 Listed $139,900 GBRMLS
• 2020-06-08 Sold (Public Records) $105,000 Public Records
• 2020-06-05 Sold (MLS) $105,000 GSREIN
• 2020-04-30 Pending — GSREIN
• 2020-03-19 Price Changed $99,000 GSREIN
• 2020-02-28 Price Changed $115,000 GSREIN
• 2020-01-21 Price Changed $120,000 GSREIN
• 2019-10-17 Listed $99,000 AcadianaMLS
• 2019-10-17 Listed $125,000 GSREIN

Property tax history

+22.2%/yr

Latest (2024): $286 · +2.0% YoY. Source: county tax records.