1105 Rene O Guidry Rd · Henderson, LA 70517

$130,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 15 Days on market

Built 2005 0.71 ac lot Est $128k · 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 +22.6/30.0
• DSCR +7.2/10.0
• ARV discount +6.7/15.0
• 1% rule +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained home offering the perfect blend of comfort, style, and outdoor entertaining. Inside, you'll find a spacious open-concept layout with updated finishes and a beautifully designed kitchen featuring granite countertops, white cabinetry, and a large island overlooking the living and dining areas. The oversized primary suite offers plenty of space to unwind and includes a beautifully designed ensuite bathroom with a soaking tub and stylish finishes throughout.

Key facts

• 0.71 acre lot
• Parking
• Built 2005

Property features AI

Exterior

• Parking: Attached carport (1 covered space, 1 total parking)
• Utilities: Septic tank; Electric service: SLEMCO
• Home design: Manufactured home; City street and paved road frontage
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered, enclosed, open and screened porch; Exterior lighting; Storage shed(s)

Interior

• Kitchen: Dishwasher; Electric stove/oven; Kitchen island; Granite counters
• Bedrooms: Guest suite (separate sleeping area)
• Flooring: Laminate; Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Built-in features; Crown molding; Guest suite; Kitchen island; Separate shower; Standalone tub; Walk-in closets; Granite counters; Double pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $128k (1.7% below list).
• Recommended offer: $128k (1.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#263 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.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cecilia Primary School (693 students, 69% FRL); Cecilia Junior High School (math 20% / reading 32%, grade F, #137 of 218 statewide, top 63%, 599 students, 63% FRL); Cecilia High School (math 47% / reading 42%, grade F, #58 of 265 statewide, top 23%, 788 students, 54% FRL).
• Market conditions: 276 active listings in the ZIP; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($128k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,799 (1.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $127,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111-A Rene O Guidry	0.04mi	3/2.0 (+1)	1,140 (-6%)	7mo	$120,000	$105	77

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-7,085
• Equity at exit: $19,383

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $11,700
• Equity at exit: $11,240

Cash invested: $36,400 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $220

Break-even live

Break-even rent $999

Max offer price $130,000

Occupancy floor 78%

Sensitivity live

Price	-10% $294	-5% $257	+0% $220	+5% $183	+10% $147
Rent	-10% $119	-5% $170	+0% $220	+5% $271	+10% $321
Rate	-1.0pp $286	-0.5pp $253	base $220	+0.5pp $187	+1.0pp $152

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $130,000 Active 15 DOM
2. 2026-06-17
   pricedays on market $130,000 Active 14 DOM
3. 2026-06-16
   days on market $135,000 Active 13 DOM
4. 2026-06-15
   days on market $135,000 Active 12 DOM
5. 2026-06-14
   days on market $135,000 Active 10 DOM
6. 2026-06-13
   days on market $135,000 Active 9 DOM
7. 2026-06-10
   days on market $135,000 Active 7 DOM
8. 2026-06-09
   days on market $135,000 Active 6 DOM
9. 2026-06-08
   days on market $135,000 Active 5 DOM
10. 2026-06-07
    days on market $135,000 Active 4 DOM
11. 2026-06-05
    remarks 481-char remark
12. 2026-06-05
    listed $135,000 Active 1 DOM

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$74/yr (+$6/mo · 11.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $15,336
• − Mortgage interest: −$7,282
• − Property taxes: −$641
• − Insurance: −$650
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$3,782
• Taxable income: $527
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $2,517/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. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Henderson

• Score: 60/100
• State rank: #263
• US rank: #19364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,570

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 87% English-only · French/Haitian/Cajun 9% Spanish 3% Vietnamese 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.00%
• Current HPI: 143.4293
• 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

• 2026-06-03 Listed $135,000 AcadianaMLS

Property tax history

+1.7%/yr

Latest (2025): $641 · +0.0% YoY. Source: county tax records.