1227 Chawee Rd · Parks, LA 70517

$159,000

4 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 23 Days on market

Built 2014 Fair condition 1.12 ac lot Est $133k · 19% over

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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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover your serene retreat at 1227 Chawee Road, nestled on a generous 1.12-acre parcel in charming Breaux Bridge, Louisiana. This 2014-built manufactured home offers a spacious 2,052 sq ft layout with two full bathrooms--perfect for comfortable living or hosting guests. The expansive lot provides ample room for outdoor enjoyment, gardening, or future enhancements. Inside, the open floor plan invites natural light and easy flow between living spaces. This property presents an exceptional opportunity for value-conscious buyers seeking space and tranquility. Monthly rent estimates of around $1,100 also make it an appealing option for investors. Located in a peaceful rural setting, yet just m

Key facts

• Expansive lot
• Open floor plan
• Generous parcel

Tags

• GENEROUS PARCEL
• EXPANSIVE LOT
• OPEN FLOOR PLAN
• PEACEFUL RURAL SETTING

Property features AI

Exterior

• Parking: Open parking
• Utilities: Septic tank; Electric service: Entergy
• Home design: Manufactured home
• Construction: Vinyl siding; Composition roof
• Exterior features: Exterior lighting; No fencing; Parish road frontage; Acreage

Interior

• Kitchen: Dishwasher; Electric stove/oven
• Flooring: Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closets; Formica counters; Aluminum frame windows; Lighting (exterior-mounted listed under exterior)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.6% in Parks — 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 64/100 on livability (#182 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment C-, crime F, amenities F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Breaux Bridge Primary School (571 students, 80% FRL); Breaux Bridge Junior High School (math 12% / reading 22%, grade F, #174 of 218 statewide, top 81%, 397 students, 76% FRL); Breaux Bridge High School (math 22% / reading 27%, grade F, #153 of 265 statewide, top 62%, 851 students, 62% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: 276 active listings in the ZIP; 54 units permitted in St. Martin 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. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 1.03% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $133,380
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1023 Ragan Rd	0.42mi	3/2.0 (-1)	1,940 (-6%)	1mo	$127,000	$65	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,118
• Equity at exit: $23,707

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $19,850
• Equity at exit: $13,747

Cash invested: $44,520 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $309

Break-even live

Break-even rent $1,250

Max offer price $159,000

Occupancy floor 76%

Sensitivity live

Price	-10% $399	-5% $354	+0% $309	+5% $264	+10% $219
Rent	-10% $179	-5% $244	+0% $309	+5% $374	+10% $439
Rate	-1.0pp $389	-0.5pp $350	base $309	+0.5pp $268	+1.0pp $226

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $159,000 Active 23 DOM
2. 2026-06-17
   days on market $159,000 Active 22 DOM
3. 2026-06-16
   days on market $159,000 Active 21 DOM
4. 2026-06-15
   days on market $159,000 Active 20 DOM
5. 2026-06-14
   days on market $159,000 Active 18 DOM
6. 2026-06-13
   days on market $159,000 Active 17 DOM
7. 2026-06-10
   days on market $159,000 Active 15 DOM
8. 2026-06-09
   days on market $159,000 Active 14 DOM
9. 2026-06-08
   days on market $159,000 Active 13 DOM
10. 2026-06-07
    days on market $159,000 Active 12 DOM
11. 2026-06-05
    days on market $159,000 Active 9 DOM
12. 2026-06-02
    days on market $159,000 Active 7 DOM
13. 2026-06-01
    days on market $159,000 Active 6 DOM
14. 2026-05-31
    days on market $159,000 Active 5 DOM
15. 2026-05-30
    days on market $159,000 Active 4 DOM
16. 2026-05-26
    listed $159,000 Active

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $1,051 · $88/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: $19,698
• − Mortgage interest: −$8,906
• − Property taxes: −$1,051
• − Insurance: −$795
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$4,625
• Taxable income: $1,169
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $3,429/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include painting, flooring, and landscaping.

Repairs flagged

• Minor Kitchen cabinets — Some clutter and minor wear
• Minor Bathroom fixtures — Some clutter and minor wear
• Minor Exterior siding — Some wear
• Minor Flooring — Some wear
• Minor Interior walls/paint — Some wear
• Minor Landscaping — Simple and shows some wear

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn flooring — New flooring improves aesthetics and functionality
• Both Landscaping and curb appeal — Improved landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Some clutter and minor wear	Minor	$500–3,000
Bathroom fixtures · Some clutter and minor wear	Minor	$500–3,000
Exterior siding · Some wear	Minor	$500–3,000
Flooring · Some wear	Minor	$500–3,000
Interior walls/paint · Some wear	Minor	$500–3,000
Landscaping · Simple and shows some wear	Minor	$500–3,000
Total estimated repair cost · 6 items		$3,000–18,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn flooring — New flooring improves aesthetics and functionality ↑
• Both Landscaping and curb appeal — Improved landscaping enhances curb appeal and property 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. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Parks

• Score: 64/100
• State rank: #182
• US rank: #14793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,570

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 87% English-only · French/Haitian/Cajun 9% Spanish 3% Vietnamese 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.00%
• Current HPI: 143.4293
• 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

1 event — show timeline

• 2026-05-26 Listed $159,000 AcadianaMLS

Property tax history

-0.5%/yr

Latest (2025): $1,051 · -0.6% YoY. Source: county tax records.