4875 Topsy Rd · Lake Charles, LA 70611

$80,000

3 bd · 2.0 ba · 1,287 sqft · Manufactured · 368 Days on market

Manufactured home Built 2000 Fair condition 1.29 ac lot $62/sqft · 47% below area Est $150k · 47% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.3

Listing remarks MLS

AFFORDABLE & WELL MAINTAINED. .. this 3 bedroom / 2 bath mobile home was purchased new and moved to its current location, permitting it to qualify for multiple loan types. Sitting on well over an acre in a country setting just minutes from the busy, beaten path of Highway 171, this one is priced to sell and a must see. It's been a one owner home and taken care of through the years. The addition is simply lagniappe and could be used as an office, 4th bedroom, game room, etc. The property lies in flood zone X where flood insurance is typically not required. Whether looking for a reasonably priced weekend retreat in the country, a starter home or downsizing, this one could be the one. Call today to schedule your showing of this well maintained home. Mobile home is immobilized.

Key facts

• Addition
• One owner home
• Flood zone x

Tags

• ONE OWNER HOME
• ADDITION
• FLOOD ZONE X
• MOBILE HOME IMMOBILIZED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $373 ($4k/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.
• Cap rate 11.9% vs local median 4.2% in Lake Charles — 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 68/100 on livability (#95 in LA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gillis Elementary School (math 35% / reading 40%, grade F, #247 of 646 statewide, top 39%, 691 students, 50% FRL); Moss Bluff Middle School (math 28% / reading 47%, grade F, #75 of 218 statewide, top 35%, 883 students, 41% FRL); Sam Houston High School (math 46% / reading 54%, grade D+, #36 of 265 statewide, top 13%, 1,216 students, 36% FRL).
• Market conditions: 402 active listings in the ZIP; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent is only 13% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 368 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $80k implies a 700% 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 368 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
8. 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.
9. 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: 1.33% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 6.3

CMA / ARV

• ARV (median comp): $150,000
• List price: $80,000
• Delta: -46.67%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Peck	1.72mi	3/2.0	1,280 (-0%)	3mo	$150,000	$117	62
109 Welcome Rd	1.64mi	3/2.0	1,272 (-1%)	4mo	$205,000	$161	60
3264 Topsy Rd	1.96mi	3/2.0	1,280 (-0%)	42mo	$80,000	$63	44
106 Holstein Dr	0.59mi	3/2.0	1,385 (+8%)	57mo	$194,500	$140	40
259 Welcome Rd	1.44mi	3/2.0	1,356 (+5%)	33mo	$195,000	$144	36
4346 Topsy Rd	0.57mi	3/2.0	1,560 (+21%)	16mo	$195,000	$125	35
119 Bob Long Rd	1.55mi	3/2.0	1,447 (+12%)	12mo	$213,500	$148	34
151 Welcome Rd	1.59mi	3/2.0	1,392 (+8%)	51mo	$200,000	$144	31
3038 Vines Rd	1.48mi	2/2.0 (-1)	1,473 (+14%)	6mo	$188,000	$128	31
194 Ieyoub Rd	0.84mi	3/2.0	1,470 (+14%)	20mo	$179,900	$122	25

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $10,727
• Equity at exit: $11,928

10-year hold

• IRR: 21.0%
• Equity multiple: 2.77×
• Total profit: $39,750
• Equity at exit: $6,917

Cash invested: $22,400 (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 70611

• Active inventory: 402
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$17 /mo · $207/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $373

Break-even live

Break-even rent $595

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $418	-5% $395	+0% $373	+5% $350	+10% $327
Rent	-10% $288	-5% $330	+0% $373	+5% $415	+10% $457
Rate	-1.0pp $413	-0.5pp $393	base $373	+0.5pp $352	+1.0pp $331

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $80,000 Active 368 DOM
2. 2026-08-07
   days on market $80,000 Active 367 DOM
3. 2026-08-06
   days on market $80,000 Active 366 DOM
4. 2026-08-05
   days on market $80,000 Active 365 DOM
5. 2026-08-04
   days on market $80,000 Active 364 DOM
6. 2026-08-03
   days on market $80,000 Active 363 DOM
7. 2026-07-31
   days on market $80,000 Active 360 DOM
8. 2026-07-29
   days on market $80,000 Active 358 DOM
9. 2026-07-27
   days on market $80,000 Active 356 DOM
10. 2026-07-25
    days on market $80,000 Active 354 DOM
11. 2026-07-23
    days on market $80,000 Active 352 DOM
12. 2026-07-22
    days on market $80,000 Active 351 DOM
13. 2026-07-21
    days on market $80,000 Active 350 DOM
14. 2026-07-18
    days on market $80,000 Active 347 DOM
15. 2026-07-16
    days on market $80,000 Active 345 DOM
16. 2026-07-16
    days on market $80,000 Active 344 DOM
17. 2026-07-14
    days on market $80,000 Active 343 DOM
18. 2026-07-13
    days on market $80,000 Active 342 DOM
19. 2026-07-12
    days on market $80,000 Active 341 DOM
20. 2026-07-11
    days on market $80,000 Active 340 DOM
21. 2026-07-10
    days on market $80,000 Active 339 DOM
22. 2026-07-09
    days on market $80,000 Active 338 DOM
23. 2026-07-08
    days on market $80,000 Active 337 DOM
24. 2026-07-07
    days on market $80,000 Active 336 DOM
25. 2026-07-06
    days on market $80,000 Active 335 DOM
26. 2026-07-05
    days on market $80,000 Active 334 DOM
27. 2026-07-04
    days on market $80,000 Active 333 DOM
28. 2026-07-03
    days on market $80,000 Active 332 DOM
29. 2026-07-03
    days on market $80,000 Active 331 DOM
30. 2026-07-01
    days on market $80,000 Active 330 DOM
31. 2026-06-30
    days on market $80,000 Active 329 DOM
32. 2026-06-29
    days on market $80,000 Active 328 DOM
33. 2026-06-28
    days on market $80,000 Active 327 DOM
34. 2026-06-28
    days on market $80,000 Active 326 DOM
35. 2026-06-27
    days on market $80,000 Active 325 DOM
36. 2026-06-25
    days on market $80,000 Active 323 DOM
37. 2026-06-23
    days on market $80,000 Active 321 DOM
38. 2026-06-21
    days on market $80,000 Active 320 DOM
39. 2026-06-19
    days on market $80,000 Active 318 DOM
40. 2026-06-18
    days on market $80,000 Active 317 DOM
41. 2026-06-17
    days on market $80,000 Active 316 DOM
42. 2026-06-16
    days on market $80,000 Active 315 DOM
43. 2026-06-15
    days on market $80,000 Active 314 DOM
44. 2026-06-14
    days on market $80,000 Active 312 DOM
45. 2026-06-13
    days on market $80,000 Active 311 DOM
46. 2026-06-10
    days on market $80,000 Active 309 DOM
47. 2026-06-09
    days on market $80,000 Active 308 DOM
48. 2026-06-08
    days on market $80,000 Active 307 DOM
49. 2026-06-07
    days on market $80,000 Active 306 DOM
50. 2026-06-05
    days on market $80,000 Active 303 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: $207 · $17/mo
• Projected year-2 tax: $440 · $37/mo
• Expected delta: +$233/yr (+$19/mo · 112.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,800
• − Mortgage interest: −$4,481
• − Property taxes: −$207
• − Insurance: −$400
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$2,327
• Taxable income: $3,336
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $3,669/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $32,175–$57,915 screening

This mobile home requires significant repairs and updates to its kitchen, exterior, and landscaping to improve its condition and value. A comprehensive renovation will significantly enhance its appeal and marketability.

Components & finishes AI

Roof metal · good Flooring wood Appliances white

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No visible signs of roof damage, but metal roofs can deteriorate over time without inspection.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear, likely structural issues.
• Major Bathroom fixtures — Outdated and worn, likely leaking.
• Major Exterior siding — Weathered and damaged, needs replacement.
• Major Landscaping — Overgrown and unkempt, needs trimming and planting.

Value-add opportunities

• Resale Kitchen renovation — Modernizing the kitchen will attract more buyers and increase its value. ↑
• Resale Bathroom renovation — Updating the bathroom will improve the home's appeal and functionality. ↑
• Resale Exterior siding replacement — A fresh, modern exterior will significantly enhance the home's curb appeal and value. ↑
• Both Landscaping — A well-maintained and aesthetically pleasing landscape will increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Gillis Elementary School F LA #247/646 Nat'l #21,283/41,679 Middle Moss Bluff Middle School F LA #75/218 Nat'l #6,708/14,009 High Sam Houston High School D+ LA #36/265 Nat'l #5,448/17,239

Schools (NCES district)

• District: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

C Composite livability gradescore 68/100

Livability — Lake Charles

• Score: 68/100
• State rank: #95
• US rank: #9820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Calcasieu Parish · 212,179 people
• City population: 133,538
• Metro: Lake Charles, LA
• Population (ZIP): 22,124
• Household income: $101,844
• Rent vs Own: 13.9% rent · 86.1% own

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Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 11% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1%

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Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.82%
• Current HPI: 115.0052
• Rent YoY: —
• Metro: Lake Charles, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

+800.0% since first listed

4 events — show timeline

• 2025-09-24 Relisted — SWLAR
• 2025-08-11 Contingent — SWLAR
• 2023-06-16 Listed $90,000 SWLAR
• 2002-02-19 Sold (Public Records) $10,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $207 · +1.6% YoY. Source: county tax records.