182 Talisman St · Opelousas, LA 70570

$120,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 242 Days on market

Built 2024 1.00 ac lot Est $118k · at est. ↓ 17% 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 +14.0/30.0
• ARV discount +6.7/15.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 182 Talisman Street, a move-in ready 2024 home situated on a 1-acre lot. The home is located just off I-49 off the Ville Platte exit. This 3-bedroom, 2-bathroom mobile home offers a modern, open layout with fresh finishes throughout. Inside, you'll find a spacious living room that flows seamlessly into the kitchen and dining area. The kitchen is designed with ample cabinet storage, a large island, and black appliances--perfect for everyday living and entertaining. The split floor plan offers privacy with the primary suite featuring a walk-in closet and a private bath, while two additional bedrooms share a full hall bathroom. The home is filled with natural light, neutral finishes

Key facts

• Black appliances
• Split floor plan
• Large island

Tags

• 1 ACRE LOT
• SPACIOUS LIVING ROOM
• AMPLE CABINET STORAGE
• LARGE ISLAND
• BLACK APPLIANCES
• SPLIT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $15 ($181/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 $92k (22.9% below list).
• Recommended offer: $92k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in Opelousas — 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 63/100 on livability (#187 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, 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: 312 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $830 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.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $92,500 (22.9% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 23% 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. 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: 0.77% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $117,952
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
182 Talisman St	0.00mi	3/2.0	1,216 (0%)	1mo	$118,000	$97	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-18,539
• Equity at exit: $17,892

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-15,131
• Equity at exit: $10,375

Cash invested: $33,600 (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: 312
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $15

Break-even live

Break-even rent $906

Max offer price $120,000

Occupancy floor 93%

Sensitivity live

Price	-10% $83	-5% $49	+0% $15	+5% $-19	+10% $-53
Rent	-10% $-58	-5% $-21	+0% $15	+5% $52	+10% $88
Rate	-1.0pp $76	-0.5pp $46	base $15	+0.5pp $-16	+1.0pp $-48

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Tulane Ave Opelousas, LA	3.0	1.0	1050	$925	$0.88	44d	1	0.97mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-07
   price $120,000
3. 2026-02-24
   price $127,900
4. 2026-01-05
   price $129,900
5. 2025-11-18
   price $134,900
6. 2025-10-29
   price $139,900
7. 2025-09-18
   status Active
8. 2025-09-09
   status Pending
9. 2025-08-20
   listed $145,000 Active

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$224/yr (+$19/mo · 51.3%)

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

Taxation est. · year 1

• Rental income: $11,100
• − Mortgage interest: −$6,722
• − Property taxes: −$436
• − Insurance: −$600
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$3,491
• Taxable loss: −$1,925
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $643/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 — Opelousas

• Score: 63/100
• State rank: #187
• US rank: #14928

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-17.2% since first listed

9 events — show timeline

• 2026-04-28 Pending — AcadianaMLS
• 2026-04-07 Price Changed $120,000 AcadianaMLS
• 2026-02-24 Price Changed $127,900 AcadianaMLS
• 2026-01-05 Price Changed $129,900 AcadianaMLS
• 2025-11-18 Price Changed $134,900 AcadianaMLS
• 2025-10-29 Price Changed $139,900 AcadianaMLS
• 2025-09-18 Relisted — AcadianaMLS
• 2025-09-09 Pending — AcadianaMLS
• 2025-08-20 Listed $145,000 AcadianaMLS

Property tax history

+90.8%/yr

Latest (2025): $436 · +0.0% YoY. Source: county tax records.