2258 Highway 31 · Leonville, LA 70512

$140,000

3 bd · 2.0 ba · 1,217 sqft · Manufactured · 122 Days on market

Built 2014 1.44 ac lot

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on 1.44 acres with access to Bayou Teche, this 2014 mobile home is in very good condition and offers a peaceful, well-maintained living space. Enjoy the tranquility of the bayou along with close proximity to the rich culture, food and music of Arnaudville, Louisiana. A great opportunity for acreage, bayou access and Acadiana charm.

Key facts

• 1.44 acre lot
• Garage
• Built 2014

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#126 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: employment C-, amenities F, commute 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.
• Market conditions: 65 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $140k implies a 87% 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.15% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 7.2

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $5,219
• Equity at exit: $20,874

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $40,316
• Equity at exit: $12,105

Cash invested: $39,200 (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 70512

• Home prices YoY: -28.6%
• Active inventory: 65
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $439

Break-even live

Break-even rent $1,055

Max offer price $140,000

Occupancy floor 68%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $140,000 Active 122 DOM
2. 2026-06-17
   days on market $140,000 Active 121 DOM
3. 2026-06-16
   days on market $140,000 Active 120 DOM
4. 2026-06-15
   days on market $140,000 Active 119 DOM
5. 2026-06-13
   days on market $140,000 Active 117 DOM
6. 2026-06-12
   days on market $140,000 Active 116 DOM
7. 2026-06-09
   days on market $140,000 Active 113 DOM
8. 2026-06-08
   days on market $140,000 Active 112 DOM
9. 2026-06-07
   days on market $140,000 Active 111 DOM
10. 2026-06-07
    days on market $140,000 Active 110 DOM
11. 2026-06-04
    days on market $140,000 Active 107 DOM
12. 2026-06-02
    days on market $140,000 Active 106 DOM
13. 2026-06-01
    days on market $140,000 Active 105 DOM
14. 2026-05-31
    days on market $140,000 Active 104 DOM
15. 2026-05-31
    days on market $140,000 Active 103 DOM
16. 2026-05-12
    price $140,000 342-char remark

    Show marketing remark (342 chars)

    Situated on 1.44 acres with access to Bayou Teche, this 2014 mobile home is in very good condition and offers a peaceful, well-maintained living space. Enjoy the tranquility of the bayou along with close proximity to the rich culture, food and music of Arnaudville, Louisiana. A great opportunity for acreage, bayou access and Acadiana charm.

17. 2026-05-12
    price $130,000 342-char remark

    Show marketing remark (342 chars)

    Situated on 1.44 acres with access to Bayou Teche, this 2014 mobile home is in very good condition and offers a peaceful, well-maintained living space. Enjoy the tranquility of the bayou along with close proximity to the rich culture, food and music of Arnaudville, Louisiana. A great opportunity for acreage, bayou access and Acadiana charm.

18. 2026-04-07
    price $160,000 342-char remark

    Show marketing remark (342 chars)

    Situated on 1.44 acres with access to Bayou Teche, this 2014 mobile home is in very good condition and offers a peaceful, well-maintained living space. Enjoy the tranquility of the bayou along with close proximity to the rich culture, food and music of Arnaudville, Louisiana. A great opportunity for acreage, bayou access and Acadiana charm.

19. 2026-02-16
    price $165,000 342-char remark

    Show marketing remark (342 chars)

    Situated on 1.44 acres with access to Bayou Teche, this 2014 mobile home is in very good condition and offers a peaceful, well-maintained living space. Enjoy the tranquility of the bayou along with close proximity to the rich culture, food and music of Arnaudville, Louisiana. A great opportunity for acreage, bayou access and Acadiana charm.

20. 2026-02-16
    listed $135,000 Active 342-char remark

    Show marketing remark (342 chars)

    Situated on 1.44 acres with access to Bayou Teche, this 2014 mobile home is in very good condition and offers a peaceful, well-maintained living space. Enjoy the tranquility of the bayou along with close proximity to the rich culture, food and music of Arnaudville, Louisiana. A great opportunity for acreage, bayou access and Acadiana charm.

21. 2018-02-01
    soldstatus $75,000
22. 2017-11-17
    listed $79,000

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$274/yr (+$23/mo · 55.3%)

ⓘ 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 ≥109°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: $19,335
• − Mortgage interest: −$7,842
• − Property taxes: −$496
• − Insurance: −$700
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,073
• Taxable income: $3,130
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $4,517/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 — Leonville

• Score: 66/100
• State rank: #126
• US rank: #11747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,030
• Population (ZIP): 10,703

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 21% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 21% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 10% Spanish 2%

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: ▼ -53.35%
• Current HPI: 132.9236
• 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

+77.2% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $140,000 AcadianaMLS
• 2026-05-12 Price Changed $130,000 AcadianaMLS
• 2026-04-07 Price Changed $160,000 AcadianaMLS
• 2026-02-16 Price Changed $165,000 AcadianaMLS
• 2026-02-16 Listed $135,000 AcadianaMLS
• 2018-02-01 Sold (Public Records) $75,000 Public Records
• 2017-11-17 Listed $79,000 AcadianaMLS

Property tax history

+2.2%/yr

Latest (2025): $496 · +0.0% YoY. Source: county tax records.