107 Smart Park Ln · Cankton, LA 70520

$135,000

3 bd · 2.0 ba · 1,043 sqft · Manufactured public records · 35 Days on market

Built 2003 0.38 ac lot $129/sqft · 18% above area Est $140k · at est.

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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 +20.3/30.0
• ARV discount +9.1/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained country living in the peaceful area of Vatican. Pride of ownership shows and the owners of this property have taken great care to offer you a well cared for home! Thoughtful touches like porches on both front and back entrances for outdoor activities or just some plain ol' porch sittin' give every inch of the generous . 37 acre lot it's appreciation. BONUS there is a back street entrance to the home from the back of the lot for easy backyard access for your heavier equipment or trailers and recreational vehicles! That's a great addition for the 'joys and toys' lovers out there! Truly a great package!

Key facts

• Back street entrance
• Easy backyard access
• 0.38 acre lot

Tags

• BACK STREET ENTRANCE
• EASY BACKYARD ACCESS

Property features AI

Exterior

• Parking: Open parking
• Utilities: Electric service: SLEMCO
• Home design: Manufactured home
• Construction: Vinyl siding; Frame construction; Metal roof
• Exterior features: Metal roof; Vinyl siding; Frame construction; Located on a cul-de-sac; Paved road frontage

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $172 ($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 $124k (7.8% below list).
• Recommended offer: $124k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#251 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Lafayette Parish (urban): math 38% / reading 46% proficiency, ranked #19 of 98 in LA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ossun Elementary School (math 35% / reading 38%, grade F, #269 of 646 statewide, top 42%, 519 students, 76% FRL); Carencro Middle School (math 18% / reading 28%, grade F, #145 of 218 statewide, top 69%, 665 students, 75% FRL); Carencro High School (math 30% / reading 29%, grade F, #127 of 265 statewide, top 49%, 1,096 students, 69% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 280 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lafayette County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($131k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,500 (7.8% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 8% 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 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?
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. 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: 0.92% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $140,127
• List price: $135,000
• Delta: -3.66%
• 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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-10,950
• Equity at exit: $20,129

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $4,378
• Equity at exit: $11,672

Cash invested: $37,800 (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 70520

• Home prices YoY: -17.6%
• Active inventory: 280
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $172

Break-even live

Break-even rent $1,027

Max offer price $135,000

Occupancy floor 81%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2958 W Gloria Switch Rd Carencro, LA	3.0	1.0	1300	$1,245	$0.96	21d	1	1.30mi

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 35 DOM
2. 2026-06-17
   days on market $135,000 Active 34 DOM
3. 2026-06-16
   days on market $135,000 Active 33 DOM
4. 2026-06-15
   days on market $135,000 Active 32 DOM
5. 2026-06-14
   days on market $135,000 Active 30 DOM
6. 2026-06-13
   days on market $135,000 Active 29 DOM
7. 2026-06-10
   days on market $135,000 Active 27 DOM
8. 2026-06-09
   days on market $135,000 Active 26 DOM
9. 2026-06-08
   days on market $135,000 Active 25 DOM
10. 2026-06-07
    days on market $135,000 Active 24 DOM
11. 2026-06-05
    days on market $135,000 Active 21 DOM
12. 2026-06-03
    days on market $135,000 Active 20 DOM
13. 2026-06-02
    days on market $135,000 Active 19 DOM
14. 2026-06-01
    days on market $135,000 Active 18 DOM
15. 2026-05-31
    days on market $135,000 Active 17 DOM
16. 2026-05-30
    days on market $135,000 Active 16 DOM
17. 2026-05-13
    listed $135,000 Active 629-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: $563 · $47/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$179/yr (+$15/mo · 31.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,940
• − Mortgage interest: −$7,562
• − Property taxes: −$563
• − Insurance: −$675
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$3,927
• Taxable loss: −$178
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,112/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: Lafayette Parish
• NCES district ID: 2200870
• Math proficiency: 38% ▼ -32.00%
• Reading proficiency: 46% ▼ -24.00%
• Median HH income: $50,238
• Composite: 36.15/100
• National rank: #4741
• State rank: #19 of 98 in LA

Livability — Cankton

• Score: 60/100
• State rank: #251
• US rank: #18822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,134

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 280,930 people
• By 2030: 301,092 · +7.2%
• By 2040: 339,456 · +20.8%
• By 2050: 375,156 · +33.5%
• By 2075: 451,672 · +60.8%
• By 2100: 497,203 · +77.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 13% Scotch-Irish 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.8% · Other 1.7%
• 2008→2024 swing: -0.1pp no change · 2008: -31.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+28.7 2016: R+33.6 2012: R+33.7 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.62%
• Current HPI: 157.0194
• 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

1 event — show timeline

• 2026-05-13 Listed $135,000 AcadianaMLS

Property tax history

+0.4%/yr

Latest (2025): $563 · -1.3% YoY. Source: county tax records.