2224 Basile Eunice Hwy · Basile, LA 70515

$79,900

2 bd · 2.5 ba · 1,047 sqft · SingleFamily · 317 Days on market

Built 2018 0.42 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on nearly a half-acre of level, park-like land, this 2018-model manufactured home has been thoughtfully updated and is ready for you to move right in. The property enjoys a country feel with mature trees along the rear boundary and a wide expanse of lawn, yet it remains in Flood Zone X—so no flood insurance is required—and qualifies for FHA financing. A deep, covered front porch welcomes you inside to an open-concept layout that makes the most of its square footage. The large living room flows seamlessly into the kitchen, where a stone-front island provides seating and prep space. Rich wood cabinetry, ample counter space and a full suite of appliances—including a

Key facts

• Rich wood cabinetry
• Stone-front island
• Level park-like land

Tags

• LEVEL PARK-LIKE LAND
• MATURE TREES
• DEEP COVERED FRONT PORCH
• OPEN-CONCEPT LAYOUT
• STONE-FRONT ISLAND
• RICH WOOD CABINETRY

Property features AI

Finance

• HOA & community: No common interest

Exterior

• Utilities: Public water; Aerobic septic system; Electricity connected
• Home design: Manufactured home on land; Updated/remodeled condition; Single-story
• Construction: Wood siding construction
• Exterior features: Shingle roof; City lot; Rectangular lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom; 3 bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Kitchen island; Laminate counters; Open floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#169 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: amenities F, commute F, employment F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($552 loan paydown + $3k appreciation (4.2% local appreciation)).
• At projected returns (4.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $80k implies a 699% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 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: 1.50% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.24%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $28,269
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 Belton St	0.21mi	2/1.0	914 (-13%)	14mo	$25,000	$27	51

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

Projected returns pro-forma

4.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 2.95×
• Total profit: $43,567
• Equity at exit: $41,431

10-year hold

• IRR: 31.7%
• Equity multiple: 5.86×
• Total profit: $108,677
• Equity at exit: $68,510

Cash invested: $22,372 (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 70515

• Home prices YoY: 4.5%
• Active inventory: 27
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $452

Break-even live

Break-even rent $628

Max offer price $79,900

Occupancy floor 57%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 Basile Eunice Hwy Basile, LA	3.0	2.0	1300	$1,200	$0.92	13d	1	0.54mi

Listing history 26 events

1. 2026-06-18
   days on market $79,900 Active 317 DOM
2. 2026-06-17
   days on market $79,900 Active 316 DOM
3. 2026-06-16
   days on market $79,900 Active 315 DOM
4. 2026-06-15
   days on market $79,900 Active 314 DOM
5. 2026-06-13
   days on market $79,900 Active 312 DOM
6. 2026-06-12
   days on market $79,900 Active 311 DOM
7. 2026-06-09
   days on market $79,900 Active 308 DOM
8. 2026-06-08
   days on market $79,900 Active 307 DOM
9. 2026-06-07
   days on market $79,900 Active 306 DOM
10. 2026-06-07
    days on market $79,900 Active 305 DOM
11. 2026-06-04
    days on market $79,900 Active 302 DOM
12. 2026-06-02
    days on market $79,900 Active 301 DOM
13. 2026-06-01
    days on market $79,900 Active 300 DOM
14. 2026-05-31
    days on market $79,900 Active 299 DOM
15. 2026-05-31
    days on market $79,900 Active 298 DOM
16. 2026-04-09
    price $79,900
17. 2025-12-03
    price $89,900
18. 2025-10-03
    price $94,900
19. 2025-09-02
    price $97,900
20. 2025-07-31
    listed $99,900 Active
21. 2023-10-02
    status Active
22. 2023-05-08
    status Active
23. 2023-05-05
    status Pending
24. 2023-04-24
    price $55,000
25. 2022-12-30
    listed $64,000 Active
26. 2018-08-15
    soldstatus $10,000

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $525 · $44/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$4,476
• − Property taxes: −$525
• − Insurance: −$400
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,324
• Taxable income: $4,371
• Est. tax owed @ 24.0%: −$1,049
• After-tax cash flow: $4,374/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Basile

• Score: 64/100
• State rank: #169
• US rank: #14193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,182

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Black 11% Two or more races 11%
• Hispanic origin (detail): Mexican 1% Cuban 2%
• Common ancestry: Lithuanian 16% Italian 2% Estonian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 72% English-only · Spanish 15% French/Haitian/Cajun 11% Russian/Polish/Slavic 1%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.20%
• Current HPI: 96.9999
• 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

+699.0% since first listed

11 events — show timeline

• 2026-04-09 Price Changed $79,900 SWLAR
• 2025-12-03 Price Changed $89,900 SWLAR
• 2025-10-03 Price Changed $94,900 SWLAR
• 2025-09-02 Price Changed $97,900 SWLAR
• 2025-07-31 Listed $99,900 SWLAR
• 2023-10-02 Relisted — AcadianaMLS
• 2023-05-08 Relisted — AcadianaMLS
• 2023-05-05 Pending — AcadianaMLS
• 2023-04-24 Price Changed $55,000 AcadianaMLS
• 2022-12-30 Listed $64,000 AcadianaMLS
• 2018-08-15 Sold (Public Records) $10,000 Public Records

Property tax history

-7.7%/yr

Latest (2025): $525 · -32.3% YoY. Source: county tax records.