1075 Percy Rd · Parks, LA 70582

$164,900

4 bd · 2.0 ba · 1,768 sqft · Manufactured public records · 43 Days on market

Built 2017 0.52 ac lot $93/sqft · at area comps Est $176k · 6% under ↓ 3% since listing

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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 +17.6/30.0
• ARV discount +10.3/15.0
• DSCR +5.5/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 2-bath home tucked away on a quiet dead-end road in the desirable Parks area, situated on a generous 0.52-acre lot. This well-designed home features an open floor plan with two living areas and a dining space that flow seamlessly into the kitchen--perfect for both everyday living and entertaining. The split floor plan offers privacy, with a large primary suite set apart from the additional bedrooms. The primary bedroom is generously sized and features an expansive en-suite bath along with a walk-in closet. The three additional bedrooms are comfortably sized and offer ample closet space. A functional laundry room provides convenient access to the backyard. Outside, the sp

Key facts

• 0.52 acre lot
• Parking
• Built 2017

Property features AI

Exterior

• Parking: Open parking
• Utilities: Electric service: SLEMCO
• Home design: Manufactured home
• Construction: Vinyl siding; Frame construction; Composition roof
• Exterior features: Exterior lighting; Partial wood fencing

Interior

• Kitchen: Dishwasher; Refrigerator; Electric stove
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen island; Walk-in closet(s); Formica counters; Window treatments
• 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 $165k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $144k (12.7% below list).
• Recommended offer: $144k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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-, schools D-, crime 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.
• Market conditions: 125 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 43 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,998 (12.7% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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: 0.87% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (median comp): $176,002
• List price: $164,900
• Delta: -6.31%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-18,604
• Equity at exit: $24,587

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-5,910
• Equity at exit: $14,258

Cash invested: $46,172 (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 70582

• Home prices YoY: -23.8%
• Active inventory: 125
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $128

Break-even live

Break-even rent $1,278

Max offer price $164,900

Occupancy floor 86%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $164,900 Active 43 DOM
2. 2026-06-17
   days on market $164,900 Active 42 DOM
3. 2026-06-16
   days on market $164,900 Active 41 DOM
4. 2026-06-15
   days on market $164,900 Active 40 DOM
5. 2026-06-14
   days on market $164,900 Active 38 DOM
6. 2026-06-13
   days on market $164,900 Active 37 DOM
7. 2026-06-10
   days on market $164,900 Active 35 DOM
8. 2026-06-09
   days on market $164,900 Active 34 DOM
9. 2026-06-08
   days on market $164,900 Active 33 DOM
10. 2026-06-07
    days on market $164,900 Active 32 DOM
11. 2026-06-05
    days on market $164,900 Active 29 DOM
12. 2026-06-02
    days on market $164,900 Active 27 DOM
13. 2026-06-01
    days on market $164,900 Active 26 DOM
14. 2026-05-31
    days on market $164,900 Active 25 DOM
15. 2026-05-30
    days on market $164,900 Active 24 DOM
16. 2026-05-06
    listed $169,900 Active 873-char remark

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $909 · $76/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $17,280
• − Mortgage interest: −$9,237
• − Property taxes: −$909
• − Insurance: −$824
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,797
• Taxable loss: −$1,253
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $1,841/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. 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): 19,159

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 (63%)
• Race & ethnicity: White 63% Black 30% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 15%
• Foreign-born: 1%
• Languages at home: 92% English-only · French/Haitian/Cajun 7% Spanish 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: ▼ -48.36%
• Current HPI: 155.151
• 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

-2.9% since first listed

2 events — show timeline

• 2026-05-27 Price Changed $164,900 AcadianaMLS
• 2026-05-06 Listed $169,900 AcadianaMLS

Property tax history

+31.5%/yr

Latest (2025): $909 · -0.6% YoY. Source: county tax records.