711 Bella Ave · Rayne, LA 70578

$115,000

3 bd · 2.0 ba · 1,191 sqft · Manufactured · 24 Days on market

Good condition 9,583 sqft lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

6-year-old home on 2 lots with 2 driveways. Quiet street with privacy fence in front. The split-level home features a built-in fireplace with lighting options as well as being a heat source or just for ambiance. Come see this beautifully maintained home with a large yard. The trailer is all electric with the option of having gas. The trailer came wired with Acadian equipment, but seller disconnected to install his own ring system which will be taking with him. Come check this place out!

Key facts

• Quiet street
• Built-in fireplace
• Large yard

Tags

• 2 LOTS
• 2 DRIVEWAYS
• QUIET STREET
• PRIVACY FENCE
• BUILT-IN FIREPLACE
• LARGE YARD

Property features AI

Exterior

• Parking: Detached covered parking (carport) with 1 space; Total 1 parking space
• Utilities: Public sewer; City electric
• Home design: Manufactured home
• Construction: Vinyl siding construction; Composition roof
• Exterior features: Partial chain link and privacy fencing; Composition roof; Vinyl siding

Interior

• Kitchen: Dishwasher; Refrigerator; Kitchen island
• Flooring: Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Other heating; Central air conditioning
• Interior features: Double vanity; Kitchen island; Separate shower; Wood laminate flooring; Dishwasher; Refrigerator; One fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.4% in Rayne — 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 75/100 on livability (#18 in LA, #3,895 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rayne High School (math 30% / reading 47%, grade F, #88 of 265 statewide, top 33%, 640 students, 63% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 95 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% 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 $113,275 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.17% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 7.1

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,539
• Equity at exit: $17,147

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $14,335
• Equity at exit: $9,943

Cash invested: $32,200 (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 70578

• Active inventory: 95
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$48
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $221

Break-even live

Break-even rent $1,066

Max offer price $115,000

Occupancy floor 79%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 E D St Rayne, LA	2.0	2.0	1434	$1,575	$1.10	13d	1	0.69mi
422 Ann Dr Rayne, LA	3.0	1.0	1100	$995	$0.90	21d	1	1.17mi

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 24 DOM
2. 2026-06-17
   days on market $115,000 Active 23 DOM
3. 2026-06-16
   days on market $115,000 Active 22 DOM
4. 2026-06-15
   days on market $115,000 Active 21 DOM
5. 2026-06-13
   days on market $115,000 Active 19 DOM
6. 2026-06-12
   days on market $115,000 Active 18 DOM
7. 2026-06-09
   days on market $115,000 Active 15 DOM
8. 2026-06-08
   days on market $115,000 Active 14 DOM
9. 2026-06-07
   days on market $115,000 Active 13 DOM
10. 2026-06-07
    days on market $115,000 Active 12 DOM
11. 2026-06-04
    days on market $115,000 Active 9 DOM
12. 2026-06-02
    days on market $115,000 Active 8 DOM
13. 2026-06-01
    days on market $115,000 Active 7 DOM
14. 2026-05-31
    days on market $115,000 Active 6 DOM
15. 2026-05-31
    days on market $115,000 Active 5 DOM
16. 2026-05-25
    listed $115,000 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: $466 · $39/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$167/yr (+$14/mo · 35.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $16,138
• − Mortgage interest: −$6,442
• − Property taxes: −$466
• − Insurance: −$2,400
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,345
• Taxable income: $903
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,430/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 Cosmetic rehab

This 6-year-old mobile home is in excellent condition with modern updates and a well-maintained exterior. It's move-in ready and would benefit from a fresh coat of paint and some landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency ↑

ⓘ 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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Rayne

• Score: 75/100
• State rank: #18
• US rank: #3895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rayne, LA
• City population: 16,279
• Population (ZIP): 16,279

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 0%
• Languages at home: 91% English-only · French/Haitian/Cajun 8% Spanish 1%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.19%
• Current HPI: 118.9619
• 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

• 2026-05-25 Listed $115,000 AcadianaMLS

Property tax history

-0.8%/yr

Latest (2025): $466 · +0.3% YoY. Source: county tax records.