610 W Bayou Dr · Sterlington, LA 71280

$195,000

3 bd · 2.0 ba · 2,232 sqft · Manufactured public records · 2 Days on market

Built 2014 0.94 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 +15.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Recently updated 3 bedroom 2 bath situated on two lots overlooking Bayou Bartholomew features new vinyl plank flooring, fresh paint, new stainless appliances, new roof, skirting and so much more. Come take a look today. Seller is a licensed real estate broker.

Key facts

• Large kitchen
• Open layout
• Versatile bonus room

Tags

• COVERED FRONT ENTRANCE
• SPACIOUS COVERED BACK PORCH
• LARGE KITCHEN
• GENEROUS PANTRY SPACE
• OPEN LAYOUT
• VERSATILE BONUS ROOM

Property features AI

Finance

• Other: Paved road access; Lot approximately 0.94 acres; Subdivision: BARTHOLOMEW LND
• HOA & community: No association amenities

Exterior

• Parking: Open parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas not available
• Home design: Mobile home (double wide); One-story home; Entry level: 1; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Covered patio/porch; Landscaped and cleared lot; Storage structure; On waterfront

Interior

• Kitchen: Dishwasher; Microwave; Electric range
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (2 on main level)
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Walk-in closets; Double pane windows; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $170k (12.7% below list).
• Recommended offer: $170k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.2% in Sterlington — 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 70/100 on livability (#60 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sterlington Elementary School (math 56% / reading 65%, grade B-, #62 of 646 statewide, top 10%, 820 students, 45% FRL); Sterlington High School (math 42% / reading 47%, grade F, #58 of 265 statewide, top 23%, 539 students, 41% FRL).
• Zoned-school proficiency averages 52% at this address vs 38% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Ouachita Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 189 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago 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.
• Current owner paid $165k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,301 (12.7% 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. Schools are A-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?
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 3.05×
• Total profit: $111,936
• Equity at exit: $175,671

10-year hold

• IRR: 22.6%
• Equity multiple: 6.95×
• Total profit: $325,037
• Equity at exit: $378,842

Cash invested: $54,600 (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 71280

• Home prices YoY: 4.1%
• Active inventory: 189
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,703 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $91

Break-even live

Break-even rent $1,588

Max offer price $195,000

Occupancy floor 90%

Sensitivity live

Price	-10% $201	-5% $146	+0% $91	+5% $35	+10% $-20
Rent	-10% $-44	-5% $23	+0% $91	+5% $158	+10% $225
Rate	-1.0pp $189	-0.5pp $140	base $91	+0.5pp $40	+1.0pp $-11

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-16
   status Pending 806-char remark
2. 2026-05-14
   listed $195,000 Active 806-char remark
3. 2022-02-08
   soldstatus $165,000
4. 2022-02-07
   soldstatus 260-char remark

   Show marketing remark (260 chars)

   Recently updated 3 bedroom 2 bath situated on two lots overlooking Bayou Bartholomew features new vinyl plank flooring, fresh paint, new stainless appliances, new roof, skirting and so much more. Come take a look today. Seller is a licensed real estate broker.

5. 2021-12-27
   listed $179,000 260-char remark

   Show marketing remark (260 chars)

   Recently updated 3 bedroom 2 bath situated on two lots overlooking Bayou Bartholomew features new vinyl plank flooring, fresh paint, new stainless appliances, new roof, skirting and so much more. Come take a look today. Seller is a licensed real estate broker.

6. 2021-10-01
   soldstatus $69,000
7. 2021-09-10
   soldstatus $25,000
8. 2011-10-27
   soldstatus $37,500

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $20,436
• − Mortgage interest: −$10,923
• − Property taxes: −$1,812
• − Insurance: −$975
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$5,673
• Taxable loss: −$2,217
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $1,618/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Sterlington

• Score: 70/100
• State rank: #60
• US rank: #7741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sterlington, LA
• Population (ZIP): 4,999

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 21% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Iranian 2% Danish 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.14%
• Current HPI: 283.4492
• 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

+420.0% since first listed

9 events — show timeline

• 2026-06-17 Sold (MLS) — NELABOR
• 2026-05-16 Pending — NELABOR
• 2026-05-14 Listed $195,000 NELABOR
• 2022-02-08 Sold (Public Records) $165,000 Public Records
• 2022-02-07 Sold (MLS) — NELABOR
• 2021-12-27 Listed $179,000 NELABOR
• 2021-10-01 Sold (Public Records) $69,000 Public Records
• 2021-09-10 Sold (Public Records) $25,000 Public Records
• 2011-10-27 Sold (Public Records) $37,500 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,812 · -0.7% YoY. Source: county tax records.