919 S Cumberland St · Metairie, LA 70003

$110,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 241 Days on market

Manufactured home Built 2015 $96/sqft · 36% below area Est $172k · 36% 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +4.4/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home or a smart investment property to add to your portfolio? This move-in ready mobile home offers everything you need and more! Featuring 3 spacious bedrooms and 2 full baths, this home boasts an open-concept kitchen, dining, and den area--perfect for entertaining family and friends. Step outside to a massive, covered carport and patio area, ideal for gatherings, barbecues, or just relaxing outdoors. Plus, there's a bonus back unit ready to be finished--perfect for expanding your entertaining space or creating a private retreat. And the best part? The roof is only 4 years old!

Key facts

• Move-in ready
• Open-concept kitchen
• Covered carport

Tags

• MOVE-IN READY
• OPEN-CONCEPT KITCHEN
• COVERED CARPORT
• PATIO AREA
• BONUS BACK UNIT
• ROOF IS ONLY 4 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $-30 ($-357/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (4.8% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.6% in Metairie — 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 87/100 on livability (#1 in LA, #261 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+.
• Jefferson Parish (suburban): math 24% / reading 34% proficiency, ranked #44 of 98 in LA (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Green Park Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 446 students, 53% FRL); T.H. Harris Middle School (math 8% / reading 24%, grade F, #180 of 218 statewide, top 83%, 707 students, 61% FRL); East Jefferson High School (math 18% / reading 35%, grade F, #148 of 265 statewide, top 56%, 1,348 students, 55% FRL).
• Market conditions: Rents rising (+2.1%/yr); 225 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $110k implies a 1194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $96,800 (12.0% 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 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.24% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.46%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (median comp): $172,130
• List price: $110,000
• Delta: -36.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-20,643
• Equity at exit: $16,401

10-year hold

• IRR: -14.3%
• Equity multiple: 0.22×
• Total profit: $-24,135
• Equity at exit: $9,511

Cash invested: $30,800 (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 70003

• Rents YoY: 2.1%
• Active inventory: 225
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$577
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-30

Break-even live

Break-even rent $1,404

Max offer price $104,744

Occupancy floor 97%

Sensitivity live

Price	-10% $33	-5% $1	+0% $-30	+5% $-61	+10% $-92
Rent	-10% $-138	-5% $-84	+0% $-30	+5% $24	+10% $78
Rate	-1.0pp $26	-0.5pp $-2	base $-30	+0.5pp $-58	+1.0pp $-87

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 S Bengal Rd Metairie, LA	3.0	2.0	900	$1,600	$1.78	6d	1	0.23mi
413 Maryland Ave Metairie, LA	3.0	2.0	1330	$1,400	$1.05	26d	1	0.43mi
10613 Chadwick Dr New Orleans, LA	3.0	2.0	1460	$2,200	$1.51	4d	1	0.54mi
1308 Hudson St Kenner, LA	3.0	1.5	1000	$1,800	$1.80	0d	1	0.63mi
10521 Alan St Unit 10521 River Ridge, LA	2.0	1.0	740	$1,150	$1.55	46d	1	0.65mi
512 N Howard Ave Metairie, LA	2.0	1.0	1000	$1,650	$1.65	7d	1	0.67mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	46d	1	0.71mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	26d	1	0.71mi
1311 Moisant St Kenner, LA	2.0	1.0	788	$1,650	$2.09	46d	1	0.76mi
216 Marion Ct New Orleans, LA	2.0	1.0	750	$1,300	$1.73	26d	1	0.77mi
914 Compromise St Kenner, LA	2.0	1.0	805	$1,350	$1.68	6d	1	0.78mi
914 Compromise St Kenner, LA	2.0	1.0	805	$1,350	$1.68	5d	1	0.78mi
808 Cynthia Ave Metairie, LA	3.0	2.0	1500	$2,100	$1.40	17d	1	0.79mi
927 Compromise St Unit A Kenner, LA	2.0	1.0	1300	$1,100	$0.85	26d	1	0.80mi
929 Compromise St Kenner, LA	2.0	1.0	1500	$1,400	$0.93	26d	1	0.80mi
10542 Jefferson Hwy Apt 11 River Ridge, LA	2.0	1.0	748	$1,095	$1.46	46d	1	0.81mi
310 N Wilson St Metairie, LA	2.0	1.0	900	$1,175	$1.31	26d	1	0.82mi
1001 Maine Ave Kenner, LA	2.0	1.0	985	$1,600	$1.62	47d	1	0.86mi
1108 Maryland Ave Kenner, LA	3.0	1.0	1050	$2,050	$1.95	17d	1	0.92mi
1711 Moisant St Kenner, LA	2.0	1.0	1097	$1,575	$1.44	7d	1	0.93mi
606 N Wilson St Metairie, LA	3.0	1.5	1200	$1,800	$1.50	46d	1	0.95mi
705 N Lester Ave Metairie, LA	3.0	2.0	1334	$2,100	$1.57	46d	1	0.95mi
129 Stewart Ave New Orleans, LA	3.0	1.0	1466	$1,950	$1.33	26d	1	0.97mi
1217 N Cumberland St Metairie, LA	3.0	1.0	1022	$2,100	$2.05	7d	1	1.01mi
1913 Indiana Ave Kenner, LA	2.0	1.0	800	$995	$1.24	26d	1	1.01mi
1916 4th St Kenner, LA	2.0	2.0	1000	$1,200	$1.20	17d	1	1.02mi
1712 Michigan Ave Kenner, LA	3.0	1.0	1068	$1,900	$1.78	47d	1	1.17mi
2002 Georgia Ave Kenner, LA	2.0	1.0	720	$1,500	$2.08	5d	1	1.20mi
2002 Georgia Ave Kenner, LA	2.0	1.0	720	$1,500	$2.08	6d	1	1.20mi
2013 Minnesota Ave Kenner, LA	4.0	2.0	1300	$2,000	$1.54	24d	1	1.30mi
128 Phyllis Ct New Orleans, LA	3.0	2.0	1264	$2,400	$1.90	26d	1	1.32mi
1709 N Atlanta St Metairie, LA	3.0	1.5	1007	$1,800	$1.79	17d	1	1.36mi
10017 River Rd Westwego, LA	2.0	1.0	1100	$1,600	$1.45	5d	1	1.38mi
2127 Connecticut Ave Unit A Kenner, LA	3.0	2.0	1310	$2,000	$1.53	46d	1	1.49mi

Listing history 27 events

1. 2026-06-22
   days on market $110,000 Active 241 DOM
2. 2026-06-21
   days on market $110,000 Active 240 DOM
3. 2026-06-18
   days on market $110,000 Active 237 DOM
4. 2026-06-17
   days on market $110,000 Active 236 DOM
5. 2026-06-16
   days on market $110,000 Active 235 DOM
6. 2026-06-15
   days on market $110,000 Active 234 DOM
7. 2026-06-13
   days on market $110,000 Active 232 DOM
8. 2026-06-10
   days on market $110,000 Active 229 DOM
9. 2026-06-09
   days on market $110,000 Active 228 DOM
10. 2026-06-08
    days on market $110,000 Active 227 DOM
11. 2026-06-07
    days on market $110,000 Active 226 DOM
12. 2026-06-03
    days on market $110,000 Active 222 DOM
13. 2026-06-02
    days on market $110,000 Active 221 DOM
14. 2026-06-01
    days on market $110,000 Active 220 DOM
15. 2026-05-31
    days on market $110,000 Active 219 DOM
16. 2026-05-11
    status Active 599-char remark

    Show marketing remark (615 chars)

    Looking for a home or a smart investment property to add to your portfolio? This move-in ready mobile home offers everything you need and more! Featuring 3 spacious bedrooms and 2 full baths, this home boasts an open-concept kitchen, dining, and den area—perfect for entertaining family and friends. Step outside to a massive, covered carport and patio area, ideal for gatherings, barbecues, or just relaxing outdoors. Plus, there’s a bonus back unit ready to be finished—perfect for expanding your entertaining space or creating a private retreat. And the best part? The roof is only 4 years old!

17. 2026-05-11
    status Active 615-char remark

    Show marketing remark (615 chars)

    Looking for a home or a smart investment property to add to your portfolio? This move-in ready mobile home offers everything you need and more! Featuring 3 spacious bedrooms and 2 full baths, this home boasts an open-concept kitchen, dining, and den area—perfect for entertaining family and friends. Step outside to a massive, covered carport and patio area, ideal for gatherings, barbecues, or just relaxing outdoors. Plus, there’s a bonus back unit ready to be finished—perfect for expanding your entertaining space or creating a private retreat. And the best part? The roof is only 4 years old!

18. 2026-04-27
    status Pending 599-char remark

    Show marketing remark (615 chars)

    Looking for a home or a smart investment property to add to your portfolio? This move-in ready mobile home offers everything you need and more! Featuring 3 spacious bedrooms and 2 full baths, this home boasts an open-concept kitchen, dining, and den area—perfect for entertaining family and friends. Step outside to a massive, covered carport and patio area, ideal for gatherings, barbecues, or just relaxing outdoors. Plus, there’s a bonus back unit ready to be finished—perfect for expanding your entertaining space or creating a private retreat. And the best part? The roof is only 4 years old!

19. 2026-04-27
    status Pending 615-char remark

    Show marketing remark (615 chars)

    Looking for a home or a smart investment property to add to your portfolio? This move-in ready mobile home offers everything you need and more! Featuring 3 spacious bedrooms and 2 full baths, this home boasts an open-concept kitchen, dining, and den area—perfect for entertaining family and friends. Step outside to a massive, covered carport and patio area, ideal for gatherings, barbecues, or just relaxing outdoors. Plus, there’s a bonus back unit ready to be finished—perfect for expanding your entertaining space or creating a private retreat. And the best part? The roof is only 4 years old!

20. 2026-04-20
    price $110,000 599-char remark

    Show marketing remark (615 chars)

    Looking for a home or a smart investment property to add to your portfolio? This move-in ready mobile home offers everything you need and more! Featuring 3 spacious bedrooms and 2 full baths, this home boasts an open-concept kitchen, dining, and den area—perfect for entertaining family and friends. Step outside to a massive, covered carport and patio area, ideal for gatherings, barbecues, or just relaxing outdoors. Plus, there’s a bonus back unit ready to be finished—perfect for expanding your entertaining space or creating a private retreat. And the best part? The roof is only 4 years old!

21. 2026-04-20
    price $110,000 615-char remark

    Show marketing remark (615 chars)

    Looking for a home or a smart investment property to add to your portfolio? This move-in ready mobile home offers everything you need and more! Featuring 3 spacious bedrooms and 2 full baths, this home boasts an open-concept kitchen, dining, and den area—perfect for entertaining family and friends. Step outside to a massive, covered carport and patio area, ideal for gatherings, barbecues, or just relaxing outdoors. Plus, there’s a bonus back unit ready to be finished—perfect for expanding your entertaining space or creating a private retreat. And the best part? The roof is only 4 years old!

22. 2026-02-19
    price $119,900 599-char remark

    Show marketing remark (615 chars)

    Looking for a home or a smart investment property to add to your portfolio? This move-in ready mobile home offers everything you need and more! Featuring 3 spacious bedrooms and 2 full baths, this home boasts an open-concept kitchen, dining, and den area—perfect for entertaining family and friends. Step outside to a massive, covered carport and patio area, ideal for gatherings, barbecues, or just relaxing outdoors. Plus, there’s a bonus back unit ready to be finished—perfect for expanding your entertaining space or creating a private retreat. And the best part? The roof is only 4 years old!

23. 2026-02-19
    price $119,900 615-char remark

    Show marketing remark (615 chars)

    Looking for a home or a smart investment property to add to your portfolio? This move-in ready mobile home offers everything you need and more! Featuring 3 spacious bedrooms and 2 full baths, this home boasts an open-concept kitchen, dining, and den area—perfect for entertaining family and friends. Step outside to a massive, covered carport and patio area, ideal for gatherings, barbecues, or just relaxing outdoors. Plus, there’s a bonus back unit ready to be finished—perfect for expanding your entertaining space or creating a private retreat. And the best part? The roof is only 4 years old!

24. 2025-10-10
    listed $124,900 Active 599-char remark

    Show marketing remark (615 chars)

    Looking for a home or a smart investment property to add to your portfolio? This move-in ready mobile home offers everything you need and more! Featuring 3 spacious bedrooms and 2 full baths, this home boasts an open-concept kitchen, dining, and den area—perfect for entertaining family and friends. Step outside to a massive, covered carport and patio area, ideal for gatherings, barbecues, or just relaxing outdoors. Plus, there’s a bonus back unit ready to be finished—perfect for expanding your entertaining space or creating a private retreat. And the best part? The roof is only 4 years old!

25. 2025-10-10
    listed $124,900 Active 615-char remark

    Show marketing remark (615 chars)

    Looking for a home or a smart investment property to add to your portfolio? This move-in ready mobile home offers everything you need and more! Featuring 3 spacious bedrooms and 2 full baths, this home boasts an open-concept kitchen, dining, and den area—perfect for entertaining family and friends. Step outside to a massive, covered carport and patio area, ideal for gatherings, barbecues, or just relaxing outdoors. Plus, there’s a bonus back unit ready to be finished—perfect for expanding your entertaining space or creating a private retreat. And the best part? The roof is only 4 years old!

26. 2024-08-09
    listed $140,000 Active
27. 1988-11-01
    soldstatus $8,500

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $721 · $60/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,399
• − Mortgage interest: −$6,162
• − Property taxes: −$721
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$3,200
• Taxable loss: −$1,977
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $117/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: Jefferson Parish
• NCES district ID: 2200840
• Math proficiency: 24% ▼ -36.00%
• Reading proficiency: 34% ▼ -30.00%
• Median HH income: $48,421
• Composite: 25.19/100
• National rank: #7511
• State rank: #44 of 98 in LA

Livability — Metairie

• Score: 87/100
• State rank: #1
• US rank: #261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metairie, LA
• County: Jefferson Parish · 426,999 people
• City population: 137,978
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 39,344
• Household income: $76,261
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 710.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 451,696 people
• By 2030: 455,451 · +0.8%
• By 2040: 458,308 · +1.5%
• By 2050: 461,031 · +2.1%
• By 2075: 476,351 · +5.5%
• By 2100: 499,377 · +10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 12% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Lithuanian 12% Scotch-Irish 1% Slovak 1%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Jefferson

• 2024 margin: R (+12.9) · D 42.5% · R 55.5% · Other 2.1%
• 2008→2024 swing: +13.6pp toward D · 2008: -26.6pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+11.1 2016: R+14.8 2012: R+18.4 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -252.03%
• Current HPI: 138.5632
• Rent YoY: ▲ 2.15%
• Metro: New Orleans-Metairie, LA
• 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

+1194.1% since first listed

12 events — show timeline

• 2026-05-11 Relisted — AcadianaMLS
• 2026-05-11 Relisted — GSREIN
• 2026-04-27 Pending — AcadianaMLS
• 2026-04-27 Pending — GSREIN
• 2026-04-20 Price Changed $110,000 AcadianaMLS
• 2026-04-20 Price Changed $110,000 GSREIN
• 2026-02-19 Price Changed $119,900 AcadianaMLS
• 2026-02-19 Price Changed $119,900 GSREIN
• 2025-10-10 Listed $124,900 GSREIN
• 2025-10-10 Listed $124,900 AcadianaMLS
• 2024-08-09 Listed $140,000 AcadianaMLS
• 1988-11-01 Sold (Public Records) $8,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $721 · +5.2% YoY. Source: county tax records.