27459 Mary Kinchen Rd · Albany, LA 70711

$159,800

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 45 Days on market

Built 2023 Good condition 0.77 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-year-old mobile home, perfectly situated on nearly one acre! Nestled on a quiet street, this property offers both privacy and space, with mature trees lining much of the lot for a peaceful setting. Inside, the open floor plan creates a welcoming atmosphere with plenty of room for entertaining family and friends. Step outside and enjoy the expansive yard--ideal for adding a shop, creating your dream outdoor space, or simply relaxing and taking in the surroundings. Don't miss the opportunity to own a move-in ready home with room to grow!

Key facts

• 0.77 acre lot
• 4 parking spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.5% in Albany — 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 77/100 on livability (#12 in LA, #3,099 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute 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: 40 active listings in the ZIP; 794 units permitted in Livingston Parish in 2024 (99 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.
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($155k) 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.

Recommended offer $155,006 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 8.3

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-15,334
• Equity at exit: $23,827

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $313
• Equity at exit: $13,817

Cash invested: $44,744 (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 70711

• Home prices YoY: -11.3%
• Active inventory: 40
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$838
• Tax est. 1.5%: −$200 /mo · $2,397/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $165

Break-even live

Break-even rent $1,398

Max offer price $159,800

Occupancy floor 85%

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: $39,950
• Closing costs: $4,794
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-01
   days on market $159,800 Active 45 DOM
2. 2026-05-31
   days on market $159,800 Active 44 DOM
3. 2026-05-31
   days on market $159,800 Active 43 DOM
4. 2026-04-18
   listed $159,900 Active 587-char remark

   Show marketing remark (587 chars)

   Welcome home to this beautifully maintained 3-year-old mobile home, perfectly situated on nearly one acre! Nestled on a quiet street, this property offers both privacy and space, with mature trees lining much of the lot for a peaceful setting. Inside, the open floor plan creates a welcoming atmosphere with plenty of room for entertaining family and friends. Step outside and enjoy the expansive yard--ideal for adding a shop, creating your dream outdoor space, or simply relaxing and taking in the surroundings. Don't miss the opportunity to own a move-in ready home with room to grow!

5. 2026-04-17
   listed $159,900 Active 598-char remark

   Show marketing remark (598 chars)

   Welcome home to this beautifully maintained 3-year-old mobile home, perfectly situated on nearly one acre! Nestled on a quiet street, this property offers both privacy and space, with mature trees lining much of the lot for a peaceful setting. Inside, the open floor plan creates a welcoming atmosphere with plenty of room for entertaining family and friends. Step outside and enjoy the expansive yard—ideal for adding a shop, creating your dream outdoor space, or simply relaxing and taking in the surroundings. Don’t miss the opportunity to own a move-in ready home with room to grow!

ⓘ 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: $19,288
• − Mortgage interest: −$8,951
• − Property taxes: −$2,397
• − Insurance: −$799
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$4,649
• Taxable loss: −$594
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $2,128/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 · 14 photos

Good 80/100 Cosmetic rehab

This move-in ready mobile home is in good condition with a good condition score of 80. It has a good exterior, interior, and HVAC systems. The home has a good curb appeal and is located on a quiet street with mature trees. The home has a good resale and rental value with potential for further improvements.

Value-add opportunities

• Both Painting the exterior siding and updating the landscaping — Painting the exterior and updating the landscaping will enhance the curb appeal and increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances will make the home more appealing to potential buyers.
• Resale Updating the bathrooms with modern fixtures — Updating the bathrooms with modern fixtures will make the home more appealing to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and updating the landscaping — Painting the exterior and updating the landscaping will enhance the curb appeal and increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances will make the home more appealing to potential buyers. ↑
• Resale Updating the bathrooms with modern fixtures — Updating the bathrooms with modern fixtures will make the home more appealing to potential 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: 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 — Albany

• Score: 77/100
• State rank: #12
• US rank: #3099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,621

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 11% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -23.34%
• Current HPI: 182.8335
• 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

2 events — show timeline

• 2026-04-18 Listed $159,900 AcadianaMLS
• 2026-04-17 Listed $159,900 GBRMLS