136 Blueberry Hill St · Boutte, LA 70039

$172,900

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 16 Days on market

Built 2022 Good condition

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Why this score? — see what drove the B+ 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

4 bedroom 2 bath mobile home on an oversized lot. Spacious rooms, two large living rooms, open floor plan, gravel parking.

Key facts

• Parking
• Built 2022
• Listed 16 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story modular/prefab home; Raised foundation
• Construction: Shingle roof; Modular/Prefab construction; Raised foundation
• Exterior features: City lot; Oversized lot; Lot dimensions approximately 100 x 65

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 9 rooms; Very good condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $173k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $170k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#124 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: amenities F, commute F, health & safety F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 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 $170,306 (1.5% 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 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?
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.28×
• Total profit: $61,885
• Equity at exit: $77,957

10-year hold

• IRR: 23.4%
• Equity multiple: 4.36×
• Total profit: $162,749
• Equity at exit: $120,309

Cash invested: $48,412 (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 70039

• Home prices YoY: 1.7%
• Active inventory: 18
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $642

Break-even live

Break-even rent $1,387

Max offer price $172,900

Occupancy floor 66%

Sensitivity live

Price	-10% $740	-5% $691	+0% $642	+5% $593	+10% $544
Rent	-10% $468	-5% $555	+0% $642	+5% $729	+10% $816
Rate	-1.0pp $729	-0.5pp $686	base $642	+0.5pp $597	+1.0pp $552

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 River Oaks Dr Luling, LA	3.0	2.0	1900	$2,200	$1.16	24d	1	1.38mi

Listing history 12 events

1. 2026-06-21
   days on market $172,900 Active 16 DOM
2. 2026-06-18
   days on market $172,900 Active 13 DOM
3. 2026-06-17
   days on market $172,900 Active 12 DOM
4. 2026-06-16
   days on market $172,900 Active 11 DOM
5. 2026-06-15
   days on market $172,900 Active 10 DOM
6. 2026-06-13
   days on market $172,900 Active 8 DOM
7. 2026-06-13
   days on market $172,900 Active 7 DOM
8. 2026-06-10
   days on market $172,900 Active 5 DOM
9. 2026-06-09
   days on market $172,900 Active 4 DOM
10. 2026-06-08
    days on market $172,900 Active 3 DOM
11. 2026-06-07
    remarks 122-char remark
12. 2026-06-07
    listed $172,900 Active 2 DOM

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$9,685
• − Property taxes: −$1,408
• − Insurance: −$864
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,030
• Taxable income: $5,188
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $6,458/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

Good 75/100 Cosmetic rehab

This mobile home is in good condition with minimal repairs needed. Painting the exterior and trimming will significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Trim and paint trim — Improves home's appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Trim and paint trim — Improves home's appearance and 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: St. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Boutte

• Score: 66/100
• State rank: #124
• US rank: #11658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boutte, LA
• City population: 2,248
• Population (ZIP): 2,248

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 45% Black 41% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 5% Cuban 3%
• Common ancestry: Lithuanian 14% Russian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.02%
• Current HPI: 180.0443
• 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

+8.1% since first listed

5 events — show timeline

• 2026-06-02 Listed $172,900 GSREIN
• 2026-06-02 Listed $172,900 AcadianaMLS
• 2025-07-09 Price Changed $155,000 AcadianaMLS
• 2025-07-09 Price Changed $155,000 GSREIN
• 2025-03-28 Listed $160,000 AcadianaMLS

Property tax history

-9.9%/yr

Latest (2024): $1,408 · -9.9% YoY. Source: county tax records.