692 Tom Schexnayder Rd · Leonville, LA 70570

$160,000

5 bd · 3.0 ba · 2,128 sqft · Manufactured · 168 Days on market

Built 2021 Good condition 0.50 ac lot ↓ 11% since listing

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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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is back on the market due to the borrower's financing. While it's a bummer, it's your second chance to snag a great home! This is the one that almost got away. Located in flood zone x, 692 Tom Schexnayder Road -- a move-in ready 2021 Southern Energy home offering five bedrooms, three full bathrooms, and 2,128 square feet of living space on a peaceful half-acre lot in Bridgewood Village.Step inside to a bright, airy floor plan featuring a large living room with vinyl-plank flooring, amodern kitchen with an oversized island, generous cabinet space, and all-electric appliances. The primary suite includes a large walk-in closet and private bath.Enjoy the convenience of a gravel driveway, open parking, and a level yard with plenty of room for outdoor activities. Utilities are serviced by LAWCO water, Entergy, with a private septic.Located just 10 minutes from Walmart and 8 minutes from I-49, this property combines quiet rural surroundings with easy access to shopping, dining, and major roadways.Whether you're seeking your first home, a place with room to grow, or an investment opportunity, this property delivers the perfect blend of space, value, and location -- all in move-in-ready condition.This property qualifies for multiple financing programs -- including FHA, Rural Development (USDA), Conventional, and VA loans (subject to buyer eligibility). Ask for details on low down payment and flexible loan options. Additionally, the home is in flood zone X, confirmed by a survey!

Key facts

• Large living room
• Move in ready
• Modern kitchen

Tags

• MOVE IN READY
• LARGE LIVING ROOM
• MODERN KITCHEN
• OVERSIZED ISLAND
• GENEROUS CABINET SPACE
• LARGE WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $122 ($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 $137k (14.2% below list).
• Recommended offer: $137k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#126 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, amenities F, commute F.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — 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.
• Zoned schools: Leonville Elementary School (math 29% / reading 49%, grade F, #238 of 646 statewide, top 37%, 636 students, 62% FRL); Beau Chene High School (math 22% / reading 29%, grade F, #149 of 265 statewide, top 56%, 891 students, 58% FRL).
• Market conditions: 313 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $137,276 (14.2% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 14% 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 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?
5. 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?
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: 0.86% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.26%
• DSCR: 1.14
• GRM: 9.7

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-18,249
• Equity at exit: $23,857

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-6,190
• Equity at exit: $13,834

Cash invested: $44,800 (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 70570

• Home prices YoY: -34.7%
• Active inventory: 313
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $122

Break-even live

Break-even rent $1,219

Max offer price $160,000

Occupancy floor 86%

Sensitivity live

Price	-10% $212	-5% $167	+0% $122	+5% $76	+10% $31
Rent	-10% $13	-5% $67	+0% $122	+5% $176	+10% $230
Rate	-1.0pp $202	-0.5pp $162	base $122	+0.5pp $80	+1.0pp $38

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-29
   status Active 1507-char remark

   Show marketing remark (1507 chars)

   This home is back on the market due to the borrower's financing. While it's a bummer, it's your second chance to snag a great home! This is the one that almost got away. Located in flood zone x, 692 Tom Schexnayder Road -- a move-in ready 2021 Southern Energy home offering five bedrooms, three full bathrooms, and 2,128 square feet of living space on a peaceful half-acre lot in Bridgewood Village.Step inside to a bright, airy floor plan featuring a large living room with vinyl-plank flooring, amodern kitchen with an oversized island, generous cabinet space, and all-electric appliances. The primary suite includes a large walk-in closet and private bath.Enjoy the convenience of a gravel driveway, open parking, and a level yard with plenty of room for outdoor activities. Utilities are serviced by LAWCO water, Entergy, with a private septic.Located just 10 minutes from Walmart and 8 minutes from I-49, this property combines quiet rural surroundings with easy access to shopping, dining, and major roadways.Whether you're seeking your first home, a place with room to grow, or an investment opportunity, this property delivers the perfect blend of space, value, and location -- all in move-in-ready condition.This property qualifies for multiple financing programs -- including FHA, Rural Development (USDA), Conventional, and VA loans (subject to buyer eligibility). Ask for details on low down payment and flexible loan options. Additionally, the home is in flood zone X, confirmed by a survey!

2. 2026-04-17
   status Pending 1507-char remark

   Show marketing remark (1507 chars)

   This home is back on the market due to the borrower's financing. While it's a bummer, it's your second chance to snag a great home! This is the one that almost got away. Located in flood zone x, 692 Tom Schexnayder Road -- a move-in ready 2021 Southern Energy home offering five bedrooms, three full bathrooms, and 2,128 square feet of living space on a peaceful half-acre lot in Bridgewood Village.Step inside to a bright, airy floor plan featuring a large living room with vinyl-plank flooring, amodern kitchen with an oversized island, generous cabinet space, and all-electric appliances. The primary suite includes a large walk-in closet and private bath.Enjoy the convenience of a gravel driveway, open parking, and a level yard with plenty of room for outdoor activities. Utilities are serviced by LAWCO water, Entergy, with a private septic.Located just 10 minutes from Walmart and 8 minutes from I-49, this property combines quiet rural surroundings with easy access to shopping, dining, and major roadways.Whether you're seeking your first home, a place with room to grow, or an investment opportunity, this property delivers the perfect blend of space, value, and location -- all in move-in-ready condition.This property qualifies for multiple financing programs -- including FHA, Rural Development (USDA), Conventional, and VA loans (subject to buyer eligibility). Ask for details on low down payment and flexible loan options. Additionally, the home is in flood zone X, confirmed by a survey!

3. 2026-04-06
   price $160,000 1507-char remark

   Show marketing remark (1507 chars)

   This home is back on the market due to the borrower's financing. While it's a bummer, it's your second chance to snag a great home! This is the one that almost got away. Located in flood zone x, 692 Tom Schexnayder Road -- a move-in ready 2021 Southern Energy home offering five bedrooms, three full bathrooms, and 2,128 square feet of living space on a peaceful half-acre lot in Bridgewood Village.Step inside to a bright, airy floor plan featuring a large living room with vinyl-plank flooring, amodern kitchen with an oversized island, generous cabinet space, and all-electric appliances. The primary suite includes a large walk-in closet and private bath.Enjoy the convenience of a gravel driveway, open parking, and a level yard with plenty of room for outdoor activities. Utilities are serviced by LAWCO water, Entergy, with a private septic.Located just 10 minutes from Walmart and 8 minutes from I-49, this property combines quiet rural surroundings with easy access to shopping, dining, and major roadways.Whether you're seeking your first home, a place with room to grow, or an investment opportunity, this property delivers the perfect blend of space, value, and location -- all in move-in-ready condition.This property qualifies for multiple financing programs -- including FHA, Rural Development (USDA), Conventional, and VA loans (subject to buyer eligibility). Ask for details on low down payment and flexible loan options. Additionally, the home is in flood zone X, confirmed by a survey!

4. 2026-02-24
   price $164,900 1507-char remark

   Show marketing remark (1507 chars)

   This home is back on the market due to the borrower's financing. While it's a bummer, it's your second chance to snag a great home! This is the one that almost got away. Located in flood zone x, 692 Tom Schexnayder Road -- a move-in ready 2021 Southern Energy home offering five bedrooms, three full bathrooms, and 2,128 square feet of living space on a peaceful half-acre lot in Bridgewood Village.Step inside to a bright, airy floor plan featuring a large living room with vinyl-plank flooring, amodern kitchen with an oversized island, generous cabinet space, and all-electric appliances. The primary suite includes a large walk-in closet and private bath.Enjoy the convenience of a gravel driveway, open parking, and a level yard with plenty of room for outdoor activities. Utilities are serviced by LAWCO water, Entergy, with a private septic.Located just 10 minutes from Walmart and 8 minutes from I-49, this property combines quiet rural surroundings with easy access to shopping, dining, and major roadways.Whether you're seeking your first home, a place with room to grow, or an investment opportunity, this property delivers the perfect blend of space, value, and location -- all in move-in-ready condition.This property qualifies for multiple financing programs -- including FHA, Rural Development (USDA), Conventional, and VA loans (subject to buyer eligibility). Ask for details on low down payment and flexible loan options. Additionally, the home is in flood zone X, confirmed by a survey!

5. 2026-01-05
   price $169,900 1507-char remark

   Show marketing remark (1507 chars)

   This home is back on the market due to the borrower's financing. While it's a bummer, it's your second chance to snag a great home! This is the one that almost got away. Located in flood zone x, 692 Tom Schexnayder Road -- a move-in ready 2021 Southern Energy home offering five bedrooms, three full bathrooms, and 2,128 square feet of living space on a peaceful half-acre lot in Bridgewood Village.Step inside to a bright, airy floor plan featuring a large living room with vinyl-plank flooring, amodern kitchen with an oversized island, generous cabinet space, and all-electric appliances. The primary suite includes a large walk-in closet and private bath.Enjoy the convenience of a gravel driveway, open parking, and a level yard with plenty of room for outdoor activities. Utilities are serviced by LAWCO water, Entergy, with a private septic.Located just 10 minutes from Walmart and 8 minutes from I-49, this property combines quiet rural surroundings with easy access to shopping, dining, and major roadways.Whether you're seeking your first home, a place with room to grow, or an investment opportunity, this property delivers the perfect blend of space, value, and location -- all in move-in-ready condition.This property qualifies for multiple financing programs -- including FHA, Rural Development (USDA), Conventional, and VA loans (subject to buyer eligibility). Ask for details on low down payment and flexible loan options. Additionally, the home is in flood zone X, confirmed by a survey!

6. 2025-11-28
   listed $179,900 Active 1507-char remark

   Show marketing remark (1507 chars)

   This home is back on the market due to the borrower's financing. While it's a bummer, it's your second chance to snag a great home! This is the one that almost got away. Located in flood zone x, 692 Tom Schexnayder Road -- a move-in ready 2021 Southern Energy home offering five bedrooms, three full bathrooms, and 2,128 square feet of living space on a peaceful half-acre lot in Bridgewood Village.Step inside to a bright, airy floor plan featuring a large living room with vinyl-plank flooring, amodern kitchen with an oversized island, generous cabinet space, and all-electric appliances. The primary suite includes a large walk-in closet and private bath.Enjoy the convenience of a gravel driveway, open parking, and a level yard with plenty of room for outdoor activities. Utilities are serviced by LAWCO water, Entergy, with a private septic.Located just 10 minutes from Walmart and 8 minutes from I-49, this property combines quiet rural surroundings with easy access to shopping, dining, and major roadways.Whether you're seeking your first home, a place with room to grow, or an investment opportunity, this property delivers the perfect blend of space, value, and location -- all in move-in-ready condition.This property qualifies for multiple financing programs -- including FHA, Rural Development (USDA), Conventional, and VA loans (subject to buyer eligibility). Ask for details on low down payment and flexible loan options. Additionally, the home is in flood zone X, confirmed by a survey!

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$194/yr (+$16/mo · 28.3%)

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

Taxation est. · year 1

• Rental income: $16,473
• − Mortgage interest: −$8,962
• − Property taxes: −$686
• − Insurance: −$800
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$4,655
• Taxable loss: −$1,265
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $1,763/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 · 12 photos

Good 80/100 None rehab

This move-in ready 2021 Southern Energy home offers a bright, airy floor plan with modern amenities and a peaceful half-acre lot in Bridgewood Village.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers ↑

ⓘ 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: St. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Leonville

• Score: 66/100
• State rank: #126
• US rank: #11747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,030
• Population (ZIP): 37,188

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 37% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 3%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.38%
• Current HPI: 98.4256
• 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

-11.1% since first listed

6 events — show timeline

• 2026-04-29 Relisted — AcadianaMLS
• 2026-04-17 Pending — AcadianaMLS
• 2026-04-06 Price Changed $160,000 AcadianaMLS
• 2026-02-24 Price Changed $164,900 AcadianaMLS
• 2026-01-05 Price Changed $169,900 AcadianaMLS
• 2025-11-28 Listed $179,900 AcadianaMLS

Property tax history

+0.1%/yr

Latest (2025): $686 · +0.0% YoY. Source: county tax records.