9106 Hwy 26 · Sugartown, LA 70662

$129,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 175 Days on market

3.00 ac lot $106/sqft · 22% below area Est $165k · 22% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.6/10.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks MLS

Welcome home to peaceful country living! This beautifully updated 3-bedroom, 2-bath mobile home is filled with charming country touches throughout and sits on a spacious 3-acre tract in the desirable East Beauregard School District. Step inside to find a cozy, inviting layout with modern updates that blend perfectly with rustic farmhouse style. The split floor plan offers privacy, while the open living areas are ideal for everyday living and entertaining. Outside, enjoy plenty of room to roam, garden, or simply relax and take in the quiet surroundings. Priced just right for a new owner, this move-in-ready property offers space, comfort, and affordability--don't miss your chance to make it yours!

Key facts

• 3 acre lot
• Listed 174 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $41 ($495/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 $103k (20.6% below list).
• Recommended offer: $103k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 41/100 on livability (#464 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Beauregard Parish (rural): math 30% / reading 41% proficiency, ranked #32 of 98 in LA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($895 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,863 (20.6% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 21% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (median comp): $165,000
• List price: $129,500
• Delta: -21.52%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.7%
• Equity multiple: 1.50×
• Total profit: $18,168
• Equity at exit: $58,229

10-year hold

• IRR: 11.2%
• Equity multiple: 2.68×
• Total profit: $60,930
• Equity at exit: $89,738

Cash invested: $36,260 (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 70662

• Active inventory: 6
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $41

Break-even live

Break-even rent $976

Max offer price $129,500

Occupancy floor 91%

Sensitivity live

Price	-10% $115	-5% $78	+0% $41	+5% $5	+10% $-32
Rent	-10% $-40	-5% $1	+0% $41	+5% $82	+10% $123
Rate	-1.0pp $106	-0.5pp $74	base $41	+0.5pp $8	+1.0pp $-26

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   days on market $129,500 Active 175 DOM
2. 2026-06-08
   days on market $129,500 Active 174 DOM
3. 2026-06-07
   days on market $129,500 Active 173 DOM
4. 2026-06-03
   days on market $129,500 Active 169 DOM
5. 2026-06-02
   days on market $129,500 Active 168 DOM
6. 2026-06-01
   days on market $129,500 Active 167 DOM
7. 2026-05-31
   days on market $129,500 Active 166 DOM
8. 2026-05-30
   days on market $129,500 Active 165 DOM
9. 2025-12-16
   listed $129,500 Active 704-char remark

   Show marketing remark (704 chars)

   Welcome home to peaceful country living! This beautifully updated 3-bedroom, 2-bath mobile home is filled with charming country touches throughout and sits on a spacious 3-acre tract in the desirable East Beauregard School District. Step inside to find a cozy, inviting layout with modern updates that blend perfectly with rustic farmhouse style. The split floor plan offers privacy, while the open living areas are ideal for everyday living and entertaining. Outside, enjoy plenty of room to roam, garden, or simply relax and take in the quiet surroundings. Priced just right for a new owner, this move-in-ready property offers space, comfort, and affordability--don't miss your chance to make it yours!

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: +$253/yr (+$21/mo · 55.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,344
• − Mortgage interest: −$7,254
• − Property taxes: −$459
• − Insurance: −$648
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,767
• Taxable loss: −$1,760
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $917/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.

Schools (NCES district)

• District: Beauregard Parish
• NCES district ID: 2200180
• Math proficiency: 30% ▼ -40.00%
• Reading proficiency: 41% ▼ -35.00%
• Median HH income: $46,033
• Composite: 30.34/100
• National rank: #6265
• State rank: #32 of 98 in LA

Livability — Sugartown

• Score: 41/100
• State rank: #464
• US rank: #27212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 551

Population outlook (Beauregard County) Hauer SSP2

• Today (2025): 37,760 people
• By 2030: 38,140 · +1.0%
• By 2040: 38,518 · +2.0%
• By 2050: 38,164 · +1.1%
• By 2075: 36,437 · -3.5%
• By 2100: 32,493 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Pacific Islander 4% Two or more races 2%
• Common ancestry: Italian 4% Estonian 2% Scandinavian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 2%

Political lean MEDSL · Beauregard

• 2024 margin: Solid R (+71.3) · D 13.8% · R 85.1% · Other 1.1%
• 2008→2024 swing: -16.9pp toward R · 2008: -54.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+67.5 2016: R+65.3 2012: R+58.2 2008: R+54.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2025-12-16 Listed $129,500 GFPAR

Property tax history

+0.0%/yr

Latest (2025): $459 · +0.6% YoY. Source: county tax records.