25880 Sawmill Rd · Crescent, LA 70764

$155,000

3 bd · 2.0 ba · 1,186 sqft · Manufactured · 286 Days on market

Built 2009 1.16 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-kept 3BR 2 Ba on 2 lots, Lot 3 is vacant for a future build if desired. Manufactured home is on left lot. Storage/tool room on front of home as well as a screened porch. 2 car covered carport, fenced yard, and a covered back porch as well. 3rd bedroom is also set up to be used as an office. Washer, Dryer, Refrigerator, as well as furnishing remaining in the home are negotiable. Master bath has his/hers set ups with separate vanity areas, separate toilets and closets. Garden tub and shower are in the middle of bath. Kitchen has walk in pantry, utility room, center island and breakfast area. Nice, neat and relaxing!

Key facts

• Utility room
• Fenced yard
• Screened porch

Tags

• SCREENED PORCH
• FENCED YARD
• COVERED BACK PORCH
• WALK IN PANTRY
• UTILITY ROOM
• CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#442 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.11% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 7.5

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: 0.87×
• Total profit: $-5,772
• Equity at exit: $23,111

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $19,932
• Equity at exit: $13,402

Cash invested: $43,400 (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 70764

• Home prices YoY: -20.1%
• Active inventory: 128
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$65
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $303

Break-even live

Break-even rent $1,339

Max offer price $155,000

Occupancy floor 77%

Sensitivity live

Price	-10% $391	-5% $347	+0% $303	+5% $260	+10% $216
Rent	-10% $167	-5% $235	+0% $303	+5% $372	+10% $440
Rate	-1.0pp $382	-0.5pp $343	base $303	+0.5pp $263	+1.0pp $222

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2025-10-20
   price $155,000 626-char remark

   Show marketing remark (626 chars)

   Well-kept 3BR 2 Ba on 2 lots, Lot 3 is vacant for a future build if desired. Manufactured home is on left lot. Storage/tool room on front of home as well as a screened porch. 2 car covered carport, fenced yard, and a covered back porch as well. 3rd bedroom is also set up to be used as an office. Washer, Dryer, Refrigerator, as well as furnishing remaining in the home are negotiable. Master bath has his/hers set ups with separate vanity areas, separate toilets and closets. Garden tub and shower are in the middle of bath. Kitchen has walk in pantry, utility room, center island and breakfast area. Nice, neat and relaxing!

2. 2025-10-20
   price $155,000 626-char remark

   Show marketing remark (626 chars)

   Well-kept 3BR 2 Ba on 2 lots, Lot 3 is vacant for a future build if desired. Manufactured home is on left lot. Storage/tool room on front of home as well as a screened porch. 2 car covered carport, fenced yard, and a covered back porch as well. 3rd bedroom is also set up to be used as an office. Washer, Dryer, Refrigerator, as well as furnishing remaining in the home are negotiable. Master bath has his/hers set ups with separate vanity areas, separate toilets and closets. Garden tub and shower are in the middle of bath. Kitchen has walk in pantry, utility room, center island and breakfast area. Nice, neat and relaxing!

3. 2025-09-04
   price $159,000 626-char remark

   Show marketing remark (626 chars)

   Well-kept 3BR 2 Ba on 2 lots, Lot 3 is vacant for a future build if desired. Manufactured home is on left lot. Storage/tool room on front of home as well as a screened porch. 2 car covered carport, fenced yard, and a covered back porch as well. 3rd bedroom is also set up to be used as an office. Washer, Dryer, Refrigerator, as well as furnishing remaining in the home are negotiable. Master bath has his/hers set ups with separate vanity areas, separate toilets and closets. Garden tub and shower are in the middle of bath. Kitchen has walk in pantry, utility room, center island and breakfast area. Nice, neat and relaxing!

4. 2025-09-04
   price $159,000 626-char remark

   Show marketing remark (626 chars)

   Well-kept 3BR 2 Ba on 2 lots, Lot 3 is vacant for a future build if desired. Manufactured home is on left lot. Storage/tool room on front of home as well as a screened porch. 2 car covered carport, fenced yard, and a covered back porch as well. 3rd bedroom is also set up to be used as an office. Washer, Dryer, Refrigerator, as well as furnishing remaining in the home are negotiable. Master bath has his/hers set ups with separate vanity areas, separate toilets and closets. Garden tub and shower are in the middle of bath. Kitchen has walk in pantry, utility room, center island and breakfast area. Nice, neat and relaxing!

5. 2025-08-11
   listed $165,000 Active 626-char remark

   Show marketing remark (626 chars)

   Well-kept 3BR 2 Ba on 2 lots, Lot 3 is vacant for a future build if desired. Manufactured home is on left lot. Storage/tool room on front of home as well as a screened porch. 2 car covered carport, fenced yard, and a covered back porch as well. 3rd bedroom is also set up to be used as an office. Washer, Dryer, Refrigerator, as well as furnishing remaining in the home are negotiable. Master bath has his/hers set ups with separate vanity areas, separate toilets and closets. Garden tub and shower are in the middle of bath. Kitchen has walk in pantry, utility room, center island and breakfast area. Nice, neat and relaxing!

6. 2025-08-10
   listed $165,000 Active 626-char remark

   Show marketing remark (626 chars)

   Well-kept 3BR 2 Ba on 2 lots, Lot 3 is vacant for a future build if desired. Manufactured home is on left lot. Storage/tool room on front of home as well as a screened porch. 2 car covered carport, fenced yard, and a covered back porch as well. 3rd bedroom is also set up to be used as an office. Washer, Dryer, Refrigerator, as well as furnishing remaining in the home are negotiable. Master bath has his/hers set ups with separate vanity areas, separate toilets and closets. Garden tub and shower are in the middle of bath. Kitchen has walk in pantry, utility room, center island and breakfast area. Nice, neat and relaxing!

7. 2021-12-14
   soldstatus $125,000
8. 2021-12-13
   soldstatus Sold
9. 2021-09-28
   status Pending
10. 2021-04-05
    price $125,000
11. 2021-03-11
    listed $128,000 Active
12. 2021-03-11
    listed $125,000
13. 2021-02-26
    historical
14. 2020-09-07
    price $128,900
15. 2020-09-06
    status Active
16. 2020-08-10
    historical
17. 2020-05-09
    price $139,900
18. 2020-03-03
    listed $145,000
19. 2020-02-09
    listed $145,000 Active
20. 2020-02-09
    listed $128,900

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$193/yr (+$16/mo · 29.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,674
• − Mortgage interest: −$8,682
• − Property taxes: −$659
• − Insurance: −$2,278
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,509
• Taxable income: $1,238
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $3,344/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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — Crescent

• Score: 48/100
• State rank: #442
• US rank: #26189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,046

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 13% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.08%
• Current HPI: 178.9188
• 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

+6.9% since first listed

20 events — show timeline

• 2025-10-20 Price Changed $155,000 GBRMLS
• 2025-10-20 Price Changed $155,000 AcadianaMLS
• 2025-09-04 Price Changed $159,000 AcadianaMLS
• 2025-09-04 Price Changed $159,000 GBRMLS
• 2025-08-11 Listed $165,000 GBRMLS
• 2025-08-10 Listed $165,000 AcadianaMLS
• 2021-12-14 Sold (Public Records) $125,000 Public Records
• 2021-12-13 Sold (MLS) — GBRMLS
• 2021-09-28 Pending — GBRMLS
• 2021-04-05 Price Changed $125,000 GBRMLS
• 2021-03-11 Listed $125,000 AcadianaMLS
• 2021-03-11 Listed $128,000 GBRMLS
• 2021-02-26 Delisted — GBRMLS
• 2020-09-07 Price Changed $128,900 GBRMLS
• 2020-09-06 Relisted — GBRMLS
• 2020-08-10 Delisted — GBRMLS
• 2020-05-09 Price Changed $139,900 GBRMLS
• 2020-03-03 Listed $145,000 AcadianaMLS
• 2020-02-09 Listed $128,900 AcadianaMLS
• 2020-02-09 Listed $145,000 GBRMLS

Property tax history

-0.0%/yr

Latest (2024): $659 · -0.3% YoY. Source: county tax records.