1357 Jesse B Rd · Church Point, LA 70525

$124,900

4 bd · 3.0 ba · 2,800 sqft · Manufactured · 52 Days on market

Built 2006 1.00 ac lot $45/sqft · 69% below area

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to our real estate listing for a nice, 4 bed, 3 bath double-wide mobile home located on a spacious 1-acre lot in Lawtell. This 2006 Indes mobile home offers an inviting open floor plan, perfect for gatherings and entertaining. As you step into the home, you'll immediately notice the abundance of kitchen cabinetry providing ample storage space for all your culinary needs. The well-designed layout includes a split floor plan, ensuring privacy and convenience for the entire family. The primary owner's suite is a true retreat, featuring a large soaker tub, a separate shower, and a double vanity. The guest bedrooms are equally spacious, guaranteeing comfort for visiting family and friends. With its clean and move-in ready condition, you can start enjoying this beautiful mobile homewithout any hassle. Don't miss out on the opportunity to own this wonderful double-wide mobile home on a generous 1-acre lot in Lawtell. Contact us today to schedule a viewing and make this house your new home! without any hassle. Don't miss out on the opportunity to own this wonderful double-wide mobile home on a generous 1-acre lot in Lawtell. Contact us today to schedule a viewing and make this house your new home!

Key facts

• 1 acre lot
• Built 2006
• Listed 51 days

Property features AI

Exterior

• Utilities: Electric service: SLEMCO
• Home design: Manufactured home; Metal roof; Vinyl siding
• Construction: Vinyl siding construction; Metal roof
• Exterior features: No fencing; Acreage

Interior

• Kitchen: Dishwasher
• Bedrooms: At least 6 bedrooms (Bedroom 1 through Bedroom 6)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Dining room; Multiple bathrooms; Multiple bedrooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.7% in Church Point — 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 63/100 on livability (#194 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: crime F, amenities F, commute F.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 122 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.10% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $401,696
• List price: $124,900
• Delta: -68.91%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,965
• Equity at exit: $18,623

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $17,500
• Equity at exit: $10,799

Cash invested: $34,972 (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 70525

• Home prices YoY: -31.6%
• Active inventory: 122
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $256

Break-even live

Break-even rent $1,047

Max offer price $124,900

Occupancy floor 76%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $124,900 Active 52 DOM
2. 2026-06-17
   days on market $124,900 Active 51 DOM
3. 2026-06-16
   days on market $124,900 Active 50 DOM
4. 2026-06-15
   days on market $124,900 Active 49 DOM
5. 2026-06-14
   remarks 114-char remark
6. 2026-06-13
   days on market $124,900 Active 47 DOM
7. 2026-06-12
   pricedays on market $124,900 Active 46 DOM
8. 2026-06-09
   days on market $144,900 Active 43 DOM
9. 2026-06-08
   days on market $144,900 Active 42 DOM
10. 2026-06-07
    days on market $144,900 Active 41 DOM
11. 2026-06-07
    days on market $144,900 Active 40 DOM
12. 2026-06-04
    days on market $144,900 Active 37 DOM
13. 2026-06-02
    days on market $144,900 Active 36 DOM
14. 2026-06-01
    days on market $144,900 Active 35 DOM
15. 2026-05-31
    days on market $144,900 Active 34 DOM
16. 2026-05-31
    days on market $144,900 Active 33 DOM
17. 2026-04-27
    listed $144,900 Active 106-char remark
18. 2023-12-18
    soldstatus $130,000
19. 2023-11-28
    soldstatus $130,000 Sold 1217-char remark

    Show marketing remark (1217 chars)

    Welcome to our real estate listing for a nice, 4 bed, 3 bath double-wide mobile home located on a spacious 1-acre lot in Lawtell. This 2006 Indes mobile home offers an inviting open floor plan, perfect for gatherings and entertaining. As you step into the home, you'll immediately notice the abundance of kitchen cabinetry providing ample storage space for all your culinary needs. The well-designed layout includes a split floor plan, ensuring privacy and convenience for the entire family. The primary owner's suite is a true retreat, featuring a large soaker tub, a separate shower, and a double vanity. The guest bedrooms are equally spacious, guaranteeing comfort for visiting family and friends. With its clean and move-in ready condition, you can start enjoying this beautiful mobile homewithout any hassle. Don't miss out on the opportunity to own this wonderful double-wide mobile home on a generous 1-acre lot in Lawtell. Contact us today to schedule a viewing and make this house your new home! without any hassle. Don't miss out on the opportunity to own this wonderful double-wide mobile home on a generous 1-acre lot in Lawtell. Contact us today to schedule a viewing and make this house your new home!

20. 2023-11-15
    status Pending 1217-char remark

    Show marketing remark (1217 chars)

    Welcome to our real estate listing for a nice, 4 bed, 3 bath double-wide mobile home located on a spacious 1-acre lot in Lawtell. This 2006 Indes mobile home offers an inviting open floor plan, perfect for gatherings and entertaining. As you step into the home, you'll immediately notice the abundance of kitchen cabinetry providing ample storage space for all your culinary needs. The well-designed layout includes a split floor plan, ensuring privacy and convenience for the entire family. The primary owner's suite is a true retreat, featuring a large soaker tub, a separate shower, and a double vanity. The guest bedrooms are equally spacious, guaranteeing comfort for visiting family and friends. With its clean and move-in ready condition, you can start enjoying this beautiful mobile homewithout any hassle. Don't miss out on the opportunity to own this wonderful double-wide mobile home on a generous 1-acre lot in Lawtell. Contact us today to schedule a viewing and make this house your new home! without any hassle. Don't miss out on the opportunity to own this wonderful double-wide mobile home on a generous 1-acre lot in Lawtell. Contact us today to schedule a viewing and make this house your new home!

21. 2023-08-18
    listed $149,000 Active 1217-char remark

    Show marketing remark (1217 chars)

    Welcome to our real estate listing for a nice, 4 bed, 3 bath double-wide mobile home located on a spacious 1-acre lot in Lawtell. This 2006 Indes mobile home offers an inviting open floor plan, perfect for gatherings and entertaining. As you step into the home, you'll immediately notice the abundance of kitchen cabinetry providing ample storage space for all your culinary needs. The well-designed layout includes a split floor plan, ensuring privacy and convenience for the entire family. The primary owner's suite is a true retreat, featuring a large soaker tub, a separate shower, and a double vanity. The guest bedrooms are equally spacious, guaranteeing comfort for visiting family and friends. With its clean and move-in ready condition, you can start enjoying this beautiful mobile homewithout any hassle. Don't miss out on the opportunity to own this wonderful double-wide mobile home on a generous 1-acre lot in Lawtell. Contact us today to schedule a viewing and make this house your new home! without any hassle. Don't miss out on the opportunity to own this wonderful double-wide mobile home on a generous 1-acre lot in Lawtell. Contact us today to schedule a viewing and make this house your new home!

22. 2013-03-04
    soldstatus $19,900

    Show marketing remark (180 chars)

    There is plenty of room inside and outside of this home. Located in a country atmosphere. Large rooms. Kitchen open to family room and dining room. Sold ''AS IS'' and ''WHERE IS''.

23. 2012-08-16
    listed $19,900

    Show marketing remark (180 chars)

    There is plenty of room inside and outside of this home. Located in a country atmosphere. Large rooms. Kitchen open to family room and dining room. Sold ''AS IS'' and ''WHERE IS''.

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $687 · $57/mo
• Expected delta: +$40/yr (+$3/mo · 6.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,450
• − Mortgage interest: −$6,996
• − Property taxes: −$647
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$3,633
• Taxable income: $1,119
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,798/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: St. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Church Point

• Score: 63/100
• State rank: #194
• US rank: #15467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,333
• Population (ZIP): 15,333

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 6% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 11%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.62%
• Current HPI: 120.2621
• 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

+527.6% since first listed

8 events — show timeline

• 2026-06-12 Price Changed $124,900 AcadianaMLS
• 2026-04-27 Listed $144,900 AcadianaMLS
• 2023-12-18 Sold (Public Records) $130,000 Public Records
• 2023-11-28 Sold (MLS) $130,000 AcadianaMLS
• 2023-11-15 Pending — AcadianaMLS
• 2023-08-18 Listed $149,000 AcadianaMLS
• 2013-03-04 Sold (MLS) $19,900 AcadianaMLS
• 2012-08-16 Listed $19,900 AcadianaMLS

Property tax history

+1.8%/yr

Latest (2025): $647 · +0.0% YoY. Source: county tax records.