4388 Smith Acres Ln · Fordoche, LA 70732

$165,000

3 bd · 2.0 ba · 1,454 sqft · Manufactured · 25 Days on market

Built 2002 1.22 ac lot

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.1/10.0

Listing remarks MLS

Country living on 1.26 acres! This custom-ordered 3-bedroom, 2-bath home is tucked away on quiet Smith Acres Lane in Fordoche and offers the space, privacy, and modern features today's buyers are looking for. With an open-concept floor plan and zero carpet throughout, this move-in-ready home is both stylish and low maintenance. The spacious kitchen is the heart of the home, featuring a large center island, breakfast area, abundant cabinet space, large corner pantry and all appliances included. The living, dining, and kitchen areas flow seamlessly together, creating the perfect space for entertaining and everyday living. The oversized primary suite offers a true retreat with an extra-large walk-in closet, separate shower, and relaxing garden tub. Two additional bedrooms provide plenty of room for family, guests, or a home office. Step outside and enjoy the huge covered patio overlooking your peaceful 1.26-acre property. Whether you're hosting gatherings, enjoying morning coffee, or simply taking in the quiet country setting, you'll love the outdoor living space. A storage shed is also included for added convenience. If you've been searching for an affordable home with acreage, a large yard, modern amenities, and room to roam, this Fordoche property is a must-see. Conveniently located with easy access to New Roads, Livonia, and Baton Rouge while still offering the tranquility of country living.

Key facts

• Custom ordered home
• Large center island
• Spacious kitchen

Tags

• CUSTOM ORDERED HOME
• OPEN CONCEPT FLOOR PLAN
• ZERO CARPET
• SPACIOUS KITCHEN
• LARGE CENTER ISLAND
• ABUNDANT CABINET SPACE

Property features AI

Exterior

• Parking: Has carport
• Utilities: Public water
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Frontage approximately 250'; Lot dimensions: 250 x 211 x 255 x 211; Lot about 1.22 acres

Interior

• Kitchen: Range; Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Range and oven included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-30 ($-357/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (27.5% below list).
• Recommended offer: $120k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#343 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Pointe Coupee Parish (rural): math 21% / reading 29% proficiency, ranked #56 of 98 in LA (top 57%) — 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.
• Zoned schools: Valverda Elementary School (math 22% / reading 29%, grade F, #378 of 646 statewide, top 59%, 503 students, 70% FRL); Livonia High School (math 20% / reading 34%, grade F, #136 of 265 statewide, top 55%, 1,010 students, 66% FRL).
• Market conditions: 8 active listings in the ZIP; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Pointe Coupee County population projected at -20% 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 $46k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $128k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $119,602 (27.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.8%
• Equity multiple: 1.39×
• Total profit: $17,899
• Equity at exit: $74,191

10-year hold

• IRR: 9.5%
• Equity multiple: 2.43×
• Total profit: $66,283
• Equity at exit: $114,337

Cash invested: $46,200 (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 70732

• Active inventory: 8
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-30

Break-even live

Break-even rent $1,234

Max offer price $159,746

Occupancy floor 97%

Sensitivity live

Price	-10% $64	-5% $17	+0% $-30	+5% $-76	+10% $-123
Rent	-10% $-124	-5% $-77	+0% $-30	+5% $18	+10% $65
Rate	-1.0pp $53	-0.5pp $12	base $-30	+0.5pp $-72	+1.0pp $-116

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $165,000 Active 25 DOM
2. 2026-06-21
   days on market $165,000 Active 24 DOM
3. 2026-06-21
   days on market $165,000 Active 23 DOM
4. 2026-06-18
   days on market $165,000 Active 21 DOM
5. 2026-06-17
   days on market $165,000 Active 20 DOM
6. 2026-06-16
   days on market $165,000 Active 19 DOM
7. 2026-06-15
   days on market $165,000 Active 18 DOM
8. 2026-06-13
   days on market $165,000 Active 16 DOM
9. 2026-06-12
   days on market $165,000 Active 15 DOM
10. 2026-06-09
    days on market $165,000 Active 12 DOM
11. 2026-06-08
    days on market $165,000 Active 11 DOM
12. 2026-06-07
    days on market $165,000 Active 10 DOM
13. 2026-06-07
    days on market $165,000 Active 9 DOM
14. 2026-06-04
    days on market $165,000 Active 6 DOM
15. 2026-06-02
    days on market $165,000 Active 5 DOM
16. 2026-06-01
    days on market $165,000 Active 4 DOM
17. 2026-05-31
    days on market $165,000 Active 3 DOM
18. 2026-05-31
    days on market $165,000 Active 2 DOM
19. 2026-05-28
    listed $165,000 Active

    Show marketing remark (1415 chars)

    Country living on 1.26 acres! This custom-ordered 3-bedroom, 2-bath home is tucked away on quiet Smith Acres Lane in Fordoche and offers the space, privacy, and modern features today's buyers are looking for. With an open-concept floor plan and zero carpet throughout, this move-in-ready home is both stylish and low maintenance. The spacious kitchen is the heart of the home, featuring a large center island, breakfast area, abundant cabinet space, large corner pantry and all appliances included. The living, dining, and kitchen areas flow seamlessly together, creating the perfect space for entertaining and everyday living. The oversized primary suite offers a true retreat with an extra-large walk-in closet, separate shower, and relaxing garden tub. Two additional bedrooms provide plenty of room for family, guests, or a home office. Step outside and enjoy the huge covered patio overlooking your peaceful 1.26-acre property. Whether you're hosting gatherings, enjoying morning coffee, or simply taking in the quiet country setting, you'll love the outdoor living space. A storage shed is also included for added convenience. If you've been searching for an affordable home with acreage, a large yard, modern amenities, and room to roam, this Fordoche property is a must-see. Conveniently located with easy access to New Roads, Livonia, and Baton Rouge while still offering the tranquility of country living.

20. 2026-05-28
    listed $165,000 Active 1415-char remark

    Show marketing remark (1415 chars)

    Country living on 1.26 acres! This custom-ordered 3-bedroom, 2-bath home is tucked away on quiet Smith Acres Lane in Fordoche and offers the space, privacy, and modern features today's buyers are looking for. With an open-concept floor plan and zero carpet throughout, this move-in-ready home is both stylish and low maintenance. The spacious kitchen is the heart of the home, featuring a large center island, breakfast area, abundant cabinet space, large corner pantry and all appliances included. The living, dining, and kitchen areas flow seamlessly together, creating the perfect space for entertaining and everyday living. The oversized primary suite offers a true retreat with an extra-large walk-in closet, separate shower, and relaxing garden tub. Two additional bedrooms provide plenty of room for family, guests, or a home office. Step outside and enjoy the huge covered patio overlooking your peaceful 1.26-acre property. Whether you're hosting gatherings, enjoying morning coffee, or simply taking in the quiet country setting, you'll love the outdoor living space. A storage shed is also included for added convenience. If you've been searching for an affordable home with acreage, a large yard, modern amenities, and room to roam, this Fordoche property is a must-see. Conveniently located with easy access to New Roads, Livonia, and Baton Rouge while still offering the tranquility of country living.

21. 2022-09-27
    soldstatus $128,000
22. 2009-06-05
    soldstatus $20,000

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$421/yr (+$35/mo · 86.4%)

ⓘ 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 ≥108°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,352
• − Mortgage interest: −$9,243
• − Property taxes: −$487
• − Insurance: −$825
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$4,800
• Taxable loss: −$3,299
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $435/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: Pointe Coupee Parish
• NCES district ID: 2201260
• Math proficiency: 21% ▼ -35.00%
• Reading proficiency: 29% ▼ -35.00%
• Median HH income: $42,565
• Composite: 21.32/100
• National rank: #8379
• State rank: #56 of 98 in LA

Livability — Fordoche

• Score: 56/100
• State rank: #343
• US rank: #22890

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fordoche, LA
• Population (ZIP): 1,098

Population outlook (Pointe Coupee County) Hauer SSP2

• Today (2025): 21,165 people
• By 2030: 20,406 · -3.6%
• By 2040: 18,650 · -11.9%
• By 2050: 16,946 · -19.9%
• By 2075: 13,844 · -34.6%
• By 2100: 11,154 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 23% Two or more races 12% Hispanic / Latino 1%
• Common ancestry: Lithuanian 17%
• Foreign-born: 0%
• Languages at home: 93% English-only · French/Haitian/Cajun 5% Spanish 2%

Political lean MEDSL · Pointe Coupee

• 2024 margin: Strong R (+27.6) · D 35.7% · R 63.3% · Other 1.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -9.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+22.8 2016: R+17.2 2012: R+9.2 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+725.0% since first listed

4 events — show timeline

• 2026-05-28 Listed $165,000 AcadianaMLS
• 2026-05-28 Listed $165,000 GBRMLS
• 2022-09-27 Sold (Public Records) $128,000 Public Records
• 2009-06-05 Sold (Public Records) $20,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $487 · +0.0% YoY. Source: county tax records.