708 Hwy 357 · Church Point, LA 70570

$180,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured · 399 Days on market

Built 2019 0.43 ac lot $85/sqft · 39% above area Est $130k · 39% over

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Why this score? — see what drove the F 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 +11.6/30.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Eligible for Rural Development 100% Financing!Looking for more space, privacy, and peace without giving up convenience? This 2019 Clayton home offers the best of both worlds. Tucked away on a quiet, oversized lot, this modern farmhouse-style home gives you room to breathe--yet you're still just minutes from Sunset, Opelousas, and Church Point.Inside, you'll find 4 bedrooms, 2 full baths, and TWO living rooms, giving everyone space to spread out. The chef's kitchen features a massive island, tons of cabinet storage, and a walk-in pantry perfect for busy families. The primary suite feels like a retreat with its private sitting area, garden tub, separate shower, and dual sinks.Bonus features include: Energy Smart construction for year-round efficiency Large workshop perfect for hobbies, storage, or side-business needs Flood Zone X--no flood insurance requiredMove-in ready and beautifully maintained, this home offers the comfort you want with the space you've been searching for. Come see why buyers love this peaceful location!

Key facts

• Massive island
• Open floor plan
• Oversized kitchen

Tags

• LARGE LOT
• WORKSHOP
• TWO LIVING AREAS
• OPEN FLOOR PLAN
• OVERSIZED KITCHEN
• MASSIVE ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $-57 ($-687/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (25.0% below list).
• Recommended offer: $135k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.3% in Church Point — 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 (#194 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; 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: 313 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 399 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $135,052 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 399 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (median comp): $129,589
• List price: $180,000
• Delta: 38.90%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Chardonnay Dr	0.11mi	4/2.0	2,016 (-5%)	15mo	$185,500	$92	74
106 Cabernet Dr	0.18mi	4/3.0	2,257 (+6%)	7mo	$95,550	$42	72

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-32,869
• Equity at exit: $26,839

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-33,535
• Equity at exit: $15,563

Cash invested: $50,400 (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 70570

• Home prices YoY: -34.7%
• Active inventory: 313
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-57

Break-even live

Break-even rent $1,423

Max offer price $169,883

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-6	+0% $-57	+5% $-108	+10% $-159
Rent	-10% $-164	-5% $-111	+0% $-57	+5% $-4	+10% $49
Rate	-1.0pp $33	-0.5pp $-11	base $-57	+0.5pp $-104	+1.0pp $-151

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $180,000 Active 399 DOM
2. 2026-06-21
   days on market $180,000 Active 398 DOM
3. 2026-06-18
   days on market $180,000 Active 396 DOM
4. 2026-06-17
   days on market $180,000 Active 395 DOM
5. 2026-06-16
   days on market $180,000 Active 394 DOM
6. 2026-06-15
   days on market $180,000 Active 393 DOM
7. 2026-06-13
   days on market $180,000 Active 391 DOM
8. 2026-06-12
   days on market $180,000 Active 390 DOM
9. 2026-06-09
   days on market $180,000 Active 387 DOM
10. 2026-06-08
    days on market $180,000 Active 386 DOM
11. 2026-06-07
    days on market $180,000 Active 385 DOM
12. 2026-06-07
    days on market $180,000 Active 384 DOM
13. 2026-06-04
    days on market $180,000 Active 381 DOM
14. 2026-06-02
    days on market $180,000 Active 380 DOM
15. 2026-06-01
    days on market $180,000 Active 379 DOM
16. 2026-05-31
    days on market $180,000 Active 378 DOM
17. 2026-05-31
    days on market $180,000 Active 377 DOM
18. 2025-11-17
    status Active 1038-char remark

    Show marketing remark (1038 chars)

    Eligible for Rural Development 100% Financing!Looking for more space, privacy, and peace without giving up convenience? This 2019 Clayton home offers the best of both worlds. Tucked away on a quiet, oversized lot, this modern farmhouse-style home gives you room to breathe--yet you're still just minutes from Sunset, Opelousas, and Church Point.Inside, you'll find 4 bedrooms, 2 full baths, and TWO living rooms, giving everyone space to spread out. The chef's kitchen features a massive island, tons of cabinet storage, and a walk-in pantry perfect for busy families. The primary suite feels like a retreat with its private sitting area, garden tub, separate shower, and dual sinks.Bonus features include: Energy Smart construction for year-round efficiency Large workshop perfect for hobbies, storage, or side-business needs Flood Zone X--no flood insurance requiredMove-in ready and beautifully maintained, this home offers the comfort you want with the space you've been searching for. Come see why buyers love this peaceful location!

19. 2025-06-27
    price $185,000 1038-char remark

    Show marketing remark (1038 chars)

    Eligible for Rural Development 100% Financing!Looking for more space, privacy, and peace without giving up convenience? This 2019 Clayton home offers the best of both worlds. Tucked away on a quiet, oversized lot, this modern farmhouse-style home gives you room to breathe--yet you're still just minutes from Sunset, Opelousas, and Church Point.Inside, you'll find 4 bedrooms, 2 full baths, and TWO living rooms, giving everyone space to spread out. The chef's kitchen features a massive island, tons of cabinet storage, and a walk-in pantry perfect for busy families. The primary suite feels like a retreat with its private sitting area, garden tub, separate shower, and dual sinks.Bonus features include: Energy Smart construction for year-round efficiency Large workshop perfect for hobbies, storage, or side-business needs Flood Zone X--no flood insurance requiredMove-in ready and beautifully maintained, this home offers the comfort you want with the space you've been searching for. Come see why buyers love this peaceful location!

20. 2025-05-16
    listed $195,000 Active 1038-char remark

    Show marketing remark (1038 chars)

    Eligible for Rural Development 100% Financing!Looking for more space, privacy, and peace without giving up convenience? This 2019 Clayton home offers the best of both worlds. Tucked away on a quiet, oversized lot, this modern farmhouse-style home gives you room to breathe--yet you're still just minutes from Sunset, Opelousas, and Church Point.Inside, you'll find 4 bedrooms, 2 full baths, and TWO living rooms, giving everyone space to spread out. The chef's kitchen features a massive island, tons of cabinet storage, and a walk-in pantry perfect for busy families. The primary suite feels like a retreat with its private sitting area, garden tub, separate shower, and dual sinks.Bonus features include: Energy Smart construction for year-round efficiency Large workshop perfect for hobbies, storage, or side-business needs Flood Zone X--no flood insurance requiredMove-in ready and beautifully maintained, this home offers the comfort you want with the space you've been searching for. Come see why buyers love this peaceful location!

21. 2021-09-29
    soldstatus $177,500 764-char remark

    Show marketing remark (764 chars)

    BRAND NEW Beautiful, spacious 2019 Clayton Home on a large lot. Welcome to this Grand Farm house design! Energy smart home with an open floor plan perfect for entertaining. It features a huge kitchen, a big pantry, a massive island, Four bedrooms, two baths, two living rooms, new appliances, front & back steps, a double cement driveway, and a 24 x 24 carport. The master suite is its own little oasis! Huge master bedroom with a retreat or sitting area. The master bath has a big garden tub, separate shower, and dual sinks! Located between Sunset and Opelousas in Lewisburg. Easy access to Sunset, Church Point and Opelousas. High and dry..flood zone X (no flood insurance required!) It is set up and ready for new owners!! You don't want to miss this one!

22. 2019-08-29
    listed $177,500 764-char remark

    Show marketing remark (764 chars)

    BRAND NEW Beautiful, spacious 2019 Clayton Home on a large lot. Welcome to this Grand Farm house design! Energy smart home with an open floor plan perfect for entertaining. It features a huge kitchen, a big pantry, a massive island, Four bedrooms, two baths, two living rooms, new appliances, front & back steps, a double cement driveway, and a 24 x 24 carport. The master suite is its own little oasis! Huge master bedroom with a retreat or sitting area. The master bath has a big garden tub, separate shower, and dual sinks! Located between Sunset and Opelousas in Lewisburg. Easy access to Sunset, Church Point and Opelousas. High and dry..flood zone X (no flood insurance required!) It is set up and ready for new owners!! You don't want to miss this one!

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,206
• − Mortgage interest: −$10,083
• − Property taxes: −$1,263
• − Insurance: −$900
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$5,236
• Taxable loss: −$3,869
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $241/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 — Church Point

• Score: 63/100
• State rank: #194
• US rank: #15467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,333
• 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

+4.2% since first listed

5 events — show timeline

• 2025-11-17 Relisted — AcadianaMLS
• 2025-06-27 Price Changed $185,000 AcadianaMLS
• 2025-05-16 Listed $195,000 AcadianaMLS
• 2021-09-29 Sold (MLS) $177,500 AcadianaMLS
• 2019-08-29 Listed $177,500 AcadianaMLS

Property tax history

-3.7%/yr

Latest (2025): $1,263 · +0.0% YoY. Source: county tax records.