1685 Chapman Rd · Sterlington, LA 71241

$129,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 164 Days on market

Built 2011 3.56 ac lot $114/sqft · 20% above area Est $110k · 18% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy peaceful country life in this 3 bedroom, 2 bath 2011 mobile home sitting on approximately 3.56 + \ - acres of land featuring a large covered front porch and a screened-in patio is perfect for relaxing or entertaining. A large 20x35 shop with 15x35 lean-to (built in 2024) offers plenty of space for storage, projects, or hobbies. The property boasts road frontage on both Chapman and Loch Lomond, giving easy access and plenty of privacy. Don’t miss this great opportunity to enjoy quiet country living with room to grow! All information deemed reliable but not guaranteed. Buyers agent to verify.

Key facts

• Road frontage
• Large shop
• Screened in patio

Tags

• LARGE COVERED FRONT PORCH
• SCREENED IN PATIO
• LARGE SHOP
• ROAD FRONTAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 5.2% in Sterlington — 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 70/100 on livability (#60 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: health & safety D, amenities F, commute F.
• Union Parish (rural): math 12% / reading 20% proficiency, ranked #74 of 98 in LA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 111 active listings in the ZIP; 2 units permitted in Union Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Union County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 1.57% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.67%
• DSCR: 2.23
• GRM: 5.3

CMA / ARV

• ARV (median comp): $110,041
• List price: $129,900
• Delta: 18.05%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.7%
• Equity multiple: 1.89×
• Total profit: $32,328
• Equity at exit: $19,369

10-year hold

• IRR: 29.8%
• Equity multiple: 3.66×
• Total profit: $96,762
• Equity at exit: $11,231

Cash invested: $36,372 (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 71241

• Home prices YoY: -21.0%
• Active inventory: 111
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $839

Break-even live

Break-even rent $984

Max offer price $129,900

Occupancy floor 54%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-04
   status Pending 609-char remark

   Show marketing remark (609 chars)

   Enjoy peaceful country life in this 3 bedroom, 2 bath 2011 mobile home sitting on approximately 3.56 + \ - acres of land featuring a large covered front porch and a screened-in patio is perfect for relaxing or entertaining. A large 20x35 shop with 15x35 lean-to (built in 2024) offers plenty of space for storage, projects, or hobbies. The property boasts road frontage on both Chapman and Loch Lomond, giving easy access and plenty of privacy. Don’t miss this great opportunity to enjoy quiet country living with room to grow! All information deemed reliable but not guaranteed. Buyers agent to verify.

2. 2026-04-14
   status Active 609-char remark

   Show marketing remark (609 chars)

   Enjoy peaceful country life in this 3 bedroom, 2 bath 2011 mobile home sitting on approximately 3.56 + \ - acres of land featuring a large covered front porch and a screened-in patio is perfect for relaxing or entertaining. A large 20x35 shop with 15x35 lean-to (built in 2024) offers plenty of space for storage, projects, or hobbies. The property boasts road frontage on both Chapman and Loch Lomond, giving easy access and plenty of privacy. Don’t miss this great opportunity to enjoy quiet country living with room to grow! All information deemed reliable but not guaranteed. Buyers agent to verify.

3. 2026-03-10
   status Pending 609-char remark

   Show marketing remark (609 chars)

   Enjoy peaceful country life in this 3 bedroom, 2 bath 2011 mobile home sitting on approximately 3.56 + \ - acres of land featuring a large covered front porch and a screened-in patio is perfect for relaxing or entertaining. A large 20x35 shop with 15x35 lean-to (built in 2024) offers plenty of space for storage, projects, or hobbies. The property boasts road frontage on both Chapman and Loch Lomond, giving easy access and plenty of privacy. Don’t miss this great opportunity to enjoy quiet country living with room to grow! All information deemed reliable but not guaranteed. Buyers agent to verify.

4. 2026-02-18
   price $129,900 609-char remark

   Show marketing remark (609 chars)

   Enjoy peaceful country life in this 3 bedroom, 2 bath 2011 mobile home sitting on approximately 3.56 + \ - acres of land featuring a large covered front porch and a screened-in patio is perfect for relaxing or entertaining. A large 20x35 shop with 15x35 lean-to (built in 2024) offers plenty of space for storage, projects, or hobbies. The property boasts road frontage on both Chapman and Loch Lomond, giving easy access and plenty of privacy. Don’t miss this great opportunity to enjoy quiet country living with room to grow! All information deemed reliable but not guaranteed. Buyers agent to verify.

5. 2026-01-08
   price $139,900 609-char remark

   Show marketing remark (609 chars)

   Enjoy peaceful country life in this 3 bedroom, 2 bath 2011 mobile home sitting on approximately 3.56 + \ - acres of land featuring a large covered front porch and a screened-in patio is perfect for relaxing or entertaining. A large 20x35 shop with 15x35 lean-to (built in 2024) offers plenty of space for storage, projects, or hobbies. The property boasts road frontage on both Chapman and Loch Lomond, giving easy access and plenty of privacy. Don’t miss this great opportunity to enjoy quiet country living with room to grow! All information deemed reliable but not guaranteed. Buyers agent to verify.

6. 2025-10-17
   listed $149,900 Active 609-char remark

   Show marketing remark (609 chars)

   Enjoy peaceful country life in this 3 bedroom, 2 bath 2011 mobile home sitting on approximately 3.56 + \ - acres of land featuring a large covered front porch and a screened-in patio is perfect for relaxing or entertaining. A large 20x35 shop with 15x35 lean-to (built in 2024) offers plenty of space for storage, projects, or hobbies. The property boasts road frontage on both Chapman and Loch Lomond, giving easy access and plenty of privacy. Don’t miss this great opportunity to enjoy quiet country living with room to grow! All information deemed reliable but not guaranteed. Buyers agent to verify.

7. 2022-10-24
   soldstatus
8. 2022-09-23
   listed $115,000

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $714 · $60/mo
• Expected delta: +$210/yr (+$17/mo · 41.5%)

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

Taxation est. · year 1

• Rental income: $24,549
• − Mortgage interest: −$7,276
• − Property taxes: −$505
• − Insurance: −$650
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$3,779
• Taxable income: $8,412
• Est. tax owed @ 24.0%: −$2,019
• After-tax cash flow: $8,046/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: Union Parish
• NCES district ID: 2201770
• Math proficiency: 12% ▼ -37.00%
• Reading proficiency: 20% ▼ -34.00%
• Median HH income: $37,279
• Composite: 13.35/100
• National rank: #9537
• State rank: #74 of 98 in LA

Livability — Sterlington

• Score: 70/100
• State rank: #60
• US rank: #7741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,773

Population outlook (Union County) Hauer SSP2

• Today (2025): 21,722 people
• By 2030: 21,226 · -2.3%
• By 2040: 20,026 · -7.8%
• By 2050: 18,682 · -14.0%
• By 2075: 15,725 · -27.6%
• By 2100: 12,509 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 26% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+57.0) · D 21.1% · R 78.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -41.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+51.4 2016: R+48.5 2012: R+41.7 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.85%
• Current HPI: 169.0449
• 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

+13.0% since first listed

8 events — show timeline

• 2026-05-04 Pending — NELABOR
• 2026-04-14 Relisted — NELABOR
• 2026-03-10 Pending — NELABOR
• 2026-02-18 Price Changed $129,900 NELABOR
• 2026-01-08 Price Changed $139,900 NELABOR
• 2025-10-17 Listed $149,900 NELABOR
• 2022-10-24 Sold (MLS) — NELABOR
• 2022-09-23 Listed $115,000 NELABOR

Property tax history

+6.7%/yr

Latest (2025): $505 · +0.0% YoY. Source: county tax records.