296 Breaux Rd · Lawtell, LA 70570

$93,000

4 bd · 3.0 ba · 2,264 sqft · Manufactured · 25 Days on market

Built 2017 0.51 ac lot $41/sqft · 6% below area Est $99k · 6% under

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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 +30.0/30.0
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this spacious open concept home. It features a living room, a separate den area, and a large walk in laundry/mud room. The back yard has a large carport with a dedicated patio area that still leaves plenty of parking for 2 vehicles under roof. Schedule your showing today. HUD OWNED PROPERTY CASE # 221-554293. SOLD AS IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www. HUDHOMESTORE. gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. Some photos have been AI staged for illustration purposes only. Furnishings not provided as part of sale.

Key facts

• 0.51 acre lot
• 2 parking spots
• Built 2017

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2-car carport
• Utilities: Septic tank; Electric service: SLEMCO
• Home design: Manufactured home
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Shed on property; No fencing noted

Interior

• Kitchen: Dishwasher; Electric stove/oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Formica counters; Covered porch
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $92k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#248 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment C-, crime F, amenities F.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cankton Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 569 students, 73% FRL); Sunset Middle School (math 16% / reading 30%, grade F, #145 of 218 statewide, top 69%, 407 students, 74% FRL); Beau Chene High School (math 22% / reading 29%, grade F, #149 of 265 statewide, top 56%, 891 students, 58% FRL) — zoned schools at 68% FRL track the district average.
• Market conditions: 309 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Landry County population projected to shrink 9% 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $93k implies a 520% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $91,605 (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. 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?
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: 1.45% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.05%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (median comp): $99,178
• List price: $93,000
• Delta: -6.23%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.0%
• Equity multiple: 1.64×
• Total profit: $16,754
• Equity at exit: $13,867

10-year hold

• IRR: 24.6%
• Equity multiple: 3.13×
• Total profit: $55,492
• Equity at exit: $8,041

Cash invested: $26,040 (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 70570

• Home prices YoY: -34.7%
• Active inventory: 309
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $500

Break-even live

Break-even rent $716

Max offer price $93,000

Occupancy floor 58%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   statusdays on market $93,000 Pending 25 DOM
2. 2026-06-01
   days on market $93,000 Active 24 DOM
3. 2026-05-31
   days on market $93,000 Active 23 DOM
4. 2026-05-31
   days on market $93,000 Active 22 DOM
5. 2026-05-08
   listed $93,000 Active 639-char remark
6. 2011-06-06
   soldstatus $15,000

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $511 · $43/mo
• Expected delta: +$37/yr (+$3/mo · 7.9%)

ⓘ 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 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,193
• − Mortgage interest: −$5,209
• − Property taxes: −$474
• − Insurance: −$465
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,705
• Taxable income: $4,748
• Est. tax owed @ 24.0%: −$1,140
• After-tax cash flow: $4,861/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: St. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Lawtell

• Score: 60/100
• State rank: #248
• US rank: #18803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 38
• Population (ZIP): 37,188

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 37% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 3%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.38%
• Current HPI: 98.4256
• 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

+520.0% since first listed

3 events — show timeline

• 2026-06-02 Pending — AcadianaMLS
• 2026-05-08 Listed $93,000 AcadianaMLS
• 2011-06-06 Sold (Public Records) $15,000 Public Records

Property tax history

+19.0%/yr

Latest (2025): $474 · +0.0% YoY. Source: county tax records.