6938 Rue Renard Rouge · Iowa, LA 70647

$125,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured · 128 Days on market

Built 1996 0.94 ac lot $91/sqft · 45% below area Est $225k · 45% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 Bedroom, 2 Bath Mobile Home on nearly an acre of peaceful country land. Enjoy quiet country living in this spacious 18 x 80 mobile home set on almost one acre of open, serene land. This well kept home offers a comfortable layout with 3 bedrooms and 2 full bathrooms, making it ideal for families, first time buyers, or anyone looking to escape the noise of the city. Inside, you'll find a bright, inviting area that flows into a functional kitchen with plenty of cabinet space. The primary bedroom features its own private bathroom, while the additional bedrooms offer flexibility for guests, children, or a home office. Step outside and take in the peaceful surroundings - wide open space, fresh air, and room to grow. Whether you dream of gardening, adding a workshop, or simply enjoying the quiet, this property gives you the freedom to make it your own. A great opportunity for anyone seeking affordable country living with room to breathe. Owner is VERY motivated!

Key facts

• Functional kitchen
• Wide open space
• Private bathroom

Tags

• FUNCTIONAL KITCHEN
• PRIVATE BATHROOM
• WIDE OPEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.8% in Iowa — 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 (#175 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, crime F, amenities F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 259 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $125k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (median comp): $225,372
• List price: $125,000
• Delta: -44.54%
• 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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,551
• Equity at exit: $18,638

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $14,138
• Equity at exit: $10,808

Cash invested: $35,000 (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 70647

• Active inventory: 259
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $231

Break-even live

Break-even rent $1,079

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $125,000 Active 128 DOM
2. 2026-06-18
   days on market $125,000 Active 127 DOM
3. 2026-06-17
   days on market $125,000 Active 126 DOM
4. 2026-06-16
   days on market $125,000 Active 125 DOM
5. 2026-06-15
   days on market $125,000 Active 124 DOM
6. 2026-06-14
   days on market $125,000 Active 122 DOM
7. 2026-06-13
   days on market $125,000 Active 121 DOM
8. 2026-06-10
   days on market $125,000 Active 119 DOM
9. 2026-06-09
   days on market $125,000 Active 118 DOM
10. 2026-06-08
    days on market $125,000 Active 117 DOM
11. 2026-06-07
    days on market $125,000 Active 116 DOM
12. 2026-06-05
    days on market $125,000 Active 113 DOM
13. 2026-06-02
    days on market $125,000 Active 111 DOM
14. 2026-06-01
    days on market $125,000 Active 110 DOM
15. 2026-05-31
    days on market $125,000 Active 109 DOM
16. 2026-05-30
    days on market $125,000 Active 108 DOM
17. 2026-02-11
    listed $125,000 Active 980-char remark

    Show marketing remark (980 chars)

    Charming 3 Bedroom, 2 Bath Mobile Home on nearly an acre of peaceful country land. Enjoy quiet country living in this spacious 18 x 80 mobile home set on almost one acre of open, serene land. This well kept home offers a comfortable layout with 3 bedrooms and 2 full bathrooms, making it ideal for families, first time buyers, or anyone looking to escape the noise of the city. Inside, you'll find a bright, inviting area that flows into a functional kitchen with plenty of cabinet space. The primary bedroom features its own private bathroom, while the additional bedrooms offer flexibility for guests, children, or a home office. Step outside and take in the peaceful surroundings - wide open space, fresh air, and room to grow. Whether you dream of gardening, adding a workshop, or simply enjoying the quiet, this property gives you the freedom to make it your own. A great opportunity for anyone seeking affordable country living with room to breathe. Owner is VERY motivated!

18. 2017-04-20
    soldstatus $52,000
19. 2017-04-17
    soldstatus $52,000
20. 2000-03-03
    soldstatus $7,050

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $938 · $78/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $16,448
• − Mortgage interest: −$7,002
• − Property taxes: −$938
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$3,636
• Taxable income: $818
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,572/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: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — Iowa

• Score: 64/100
• State rank: #175
• US rank: #14507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,056
• Population (ZIP): 12,056

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Lithuanian 18% Slovak 1%
• Foreign-born: 1%
• Languages at home: 92% English-only · French/Haitian/Cajun 3% Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.33%
• Current HPI: 119.3512
• 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

+1673.0% since first listed

4 events — show timeline

• 2026-02-11 Listed $125,000 SWLAR
• 2017-04-20 Sold (Public Records) $52,000 Public Records
• 2017-04-17 Sold (Public Records) $52,000 Public Records
• 2000-03-03 Sold (Public Records) $7,050 Public Records

Property tax history

+8.0%/yr

Latest (2025): $938 · +70.7% YoY. Source: county tax records.