1609 Robert Dr · Poydras, LA 70085

$170,000

6 bd · 4.0 ba · 2,400 sqft · Manufactured · 354 Days on market

Built 2005

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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 +19.2/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rental income potential!! Completely renovated manufactured duplex with 3 bedrooms and 2 full baths on each side. Left side currently rented for $1,500 / month. Also great option for transient plant workers; live in one side and rent the other. Showings allowed on right side only until an offer is accepted. Do not disturb tenants on left side without accepted contract. Cash only, FHA / Conventional will not finance manufactured duplex.

Key facts

• Parking
• Built 2005
• Listed 354 days

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $154k (9.4% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#309 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment F.
• Market conditions: 95 active listings in the ZIP; 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $9k appreciation (5.5% local appreciation)).
• St. Bernard County population projected at +89% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 354 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 11233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $8k; list at $170k implies a 2025% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 354 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. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.08×
• Total profit: $51,426
• Equity at exit: $101,425

10-year hold

• IRR: 16.7%
• Equity multiple: 4.09×
• Total profit: $146,875
• Equity at exit: $179,405

Cash invested: $47,600 (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 70085

• Home prices YoY: 3.4%
• Active inventory: 95
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $118

Break-even live

Break-even rent $1,391

Max offer price $170,000

Occupancy floor 87%

Sensitivity live

Price	-10% $214	-5% $166	+0% $118	+5% $69	+10% $21
Rent	-10% $-4	-5% $57	+0% $118	+5% $178	+10% $239
Rate	-1.0pp $203	-0.5pp $161	base $118	+0.5pp $73	+1.0pp $29

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $170,000 Active 354 DOM
2. 2026-06-18
   days on market $170,000 Active 351 DOM
3. 2026-06-17
   days on market $170,000 Active 350 DOM
4. 2026-06-16
   days on market $170,000 Active 349 DOM
5. 2026-06-15
   days on market $170,000 Active 348 DOM
6. 2026-06-13
   days on market $170,000 Active 346 DOM
7. 2026-06-10
   days on market $170,000 Active 343 DOM
8. 2026-06-09
   days on market $170,000 Active 342 DOM
9. 2026-06-08
   days on market $170,000 Active 341 DOM
10. 2026-06-07
    days on market $170,000 Active 340 DOM
11. 2026-06-03
    days on market $170,000 Active 336 DOM
12. 2026-06-02
    days on market $170,000 Active 335 DOM
13. 2026-06-01
    days on market $170,000 Active 334 DOM
14. 2026-05-31
    days on market $170,000 Active 333 DOM
15. 2026-04-25
    price $170,000 439-char remark

    Show marketing remark (439 chars)

    Rental income potential!! Completely renovated manufactured duplex with 3 bedrooms and 2 full baths on each side. Left side currently rented for $1,500 / month. Also great option for transient plant workers; live in one side and rent the other. Showings allowed on right side only until an offer is accepted. Do not disturb tenants on left side without accepted contract. Cash only, FHA / Conventional will not finance manufactured duplex.

16. 2026-04-25
    price $170,000 439-char remark

    Show marketing remark (439 chars)

    Rental income potential!! Completely renovated manufactured duplex with 3 bedrooms and 2 full baths on each side. Left side currently rented for $1,500 / month. Also great option for transient plant workers; live in one side and rent the other. Showings allowed on right side only until an offer is accepted. Do not disturb tenants on left side without accepted contract. Cash only, FHA / Conventional will not finance manufactured duplex.

17. 2026-02-26
    historical $1,500
18. 2026-02-04
    listed $1,500
19. 2026-02-04
    historical $1,500
20. 2026-01-23
    listed $1,500
21. 2025-12-08
    price $175,000 439-char remark

    Show marketing remark (439 chars)

    Rental income potential!! Completely renovated manufactured duplex with 3 bedrooms and 2 full baths on each side. Left side currently rented for $1,500 / month. Also great option for transient plant workers; live in one side and rent the other. Showings allowed on right side only until an offer is accepted. Do not disturb tenants on left side without accepted contract. Cash only, FHA / Conventional will not finance manufactured duplex.

22. 2025-12-08
    price $175,000 439-char remark

    Show marketing remark (439 chars)

    Rental income potential!! Completely renovated manufactured duplex with 3 bedrooms and 2 full baths on each side. Left side currently rented for $1,500 / month. Also great option for transient plant workers; live in one side and rent the other. Showings allowed on right side only until an offer is accepted. Do not disturb tenants on left side without accepted contract. Cash only, FHA / Conventional will not finance manufactured duplex.

23. 2025-09-17
    price $185,000 439-char remark

    Show marketing remark (439 chars)

    Rental income potential!! Completely renovated manufactured duplex with 3 bedrooms and 2 full baths on each side. Left side currently rented for $1,500 / month. Also great option for transient plant workers; live in one side and rent the other. Showings allowed on right side only until an offer is accepted. Do not disturb tenants on left side without accepted contract. Cash only, FHA / Conventional will not finance manufactured duplex.

24. 2025-09-17
    price $185,000 439-char remark

    Show marketing remark (439 chars)

    Rental income potential!! Completely renovated manufactured duplex with 3 bedrooms and 2 full baths on each side. Left side currently rented for $1,500 / month. Also great option for transient plant workers; live in one side and rent the other. Showings allowed on right side only until an offer is accepted. Do not disturb tenants on left side without accepted contract. Cash only, FHA / Conventional will not finance manufactured duplex.

25. 2025-08-29
    status Active 439-char remark

    Show marketing remark (439 chars)

    Rental income potential!! Completely renovated manufactured duplex with 3 bedrooms and 2 full baths on each side. Left side currently rented for $1,500 / month. Also great option for transient plant workers; live in one side and rent the other. Showings allowed on right side only until an offer is accepted. Do not disturb tenants on left side without accepted contract. Cash only, FHA / Conventional will not finance manufactured duplex.

26. 2025-08-05
    historical Active Under Contract 439-char remark

    Show marketing remark (439 chars)

    Rental income potential!! Completely renovated manufactured duplex with 3 bedrooms and 2 full baths on each side. Left side currently rented for $1,500 / month. Also great option for transient plant workers; live in one side and rent the other. Showings allowed on right side only until an offer is accepted. Do not disturb tenants on left side without accepted contract. Cash only, FHA / Conventional will not finance manufactured duplex.

27. 2025-07-02
    listed $190,000 Active 439-char remark

    Show marketing remark (439 chars)

    Rental income potential!! Completely renovated manufactured duplex with 3 bedrooms and 2 full baths on each side. Left side currently rented for $1,500 / month. Also great option for transient plant workers; live in one side and rent the other. Showings allowed on right side only until an offer is accepted. Do not disturb tenants on left side without accepted contract. Cash only, FHA / Conventional will not finance manufactured duplex.

28. 2025-07-02
    listed $190,000 Active 439-char remark

    Show marketing remark (439 chars)

    Rental income potential!! Completely renovated manufactured duplex with 3 bedrooms and 2 full baths on each side. Left side currently rented for $1,500 / month. Also great option for transient plant workers; live in one side and rent the other. Showings allowed on right side only until an offer is accepted. Do not disturb tenants on left side without accepted contract. Cash only, FHA / Conventional will not finance manufactured duplex.

29. 2024-02-05
    soldstatus $8,000

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $935 · $78/mo
• Expected delta: +$91/yr (+$8/mo · 10.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,480
• − Mortgage interest: −$9,523
• − Property taxes: −$844
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$4,945
• Taxable loss: −$1,436
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,755/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)

No district data.

Livability — Poydras

• Score: 58/100
• State rank: #309
• US rank: #21341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poydras, LA
• Population (ZIP): 4,952

Population outlook (St. Bernard County) Hauer SSP2

• Today (2025): 66,513 people
• By 2030: 77,768 · +16.9%
• By 2040: 101,296 · +52.3%
• By 2050: 125,770 · +89.1%
• By 2075: 188,160 · +182.9%
• By 2100: 239,339 · +259.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 26% Two or more races 16% Black 5% Native American 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 17% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · St. Bernard

• 2024 margin: Strong R (+29.3) · D 34.5% · R 63.8% · Other 1.7%
• 2008→2024 swing: +16.1pp toward D · 2008: -45.4pp · 2024: -29.3pp
• All cycles: 2024: R+29.3 2020: R+28.5 2016: R+33.4 2012: R+24.7 2008: R+45.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.49%
• Current HPI: 168.4026
• 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

+2025.0% since first listed

15 events — show timeline

• 2026-04-25 Price Changed $170,000 AcadianaMLS
• 2026-04-25 Price Changed $170,000 GSREIN
• 2026-02-26 Rental Removed $1,500 RAAMLS
• 2026-02-04 Listed for Rent $1,500 RAAMLS
• 2026-02-04 Rental Removed $1,500 GSREIN
• 2026-01-23 Listed for Rent $1,500 GSREIN
• 2025-12-08 Price Changed $175,000 AcadianaMLS
• 2025-12-08 Price Changed $175,000 GSREIN
• 2025-09-17 Price Changed $185,000 AcadianaMLS
• 2025-09-17 Price Changed $185,000 GSREIN
• 2025-08-29 Relisted — GSREIN
• 2025-08-05 Contingent — GSREIN
• 2025-07-02 Listed $190,000 GSREIN
• 2025-07-02 Listed $190,000 AcadianaMLS
• 2024-02-05 Sold (Public Records) $8,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $844 · +10.0% YoY. Source: county tax records.