35196 Carol St · Donaldsonville, LA 70346

$85,000

2 bd · 1.0 ba · 812 sqft · Manufactured · 90 Days on market

Built 1987 3,049 sqft lot $105/sqft · 28% above area Est $66k · 28% 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +5.9/10.0
• Schools +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath mobile home offering an open living area and functional layout. This property features updated flooring, a spacious yard, and a storage shed for added convenience. With a little personal touch, this home has great potential as a starter home or investment opportunity. Conveniently located in Donaldsonville with easy access to local amenities.

Key facts

• Spacious yard
• Open living area
• Storage shed

Tags

• OPEN LIVING AREA
• UPDATED FLOORING
• SPACIOUS YARD
• STORAGE SHED
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#292 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A; Watch: schools D+, crime F, amenities F.
• Ascension Parish (suburban): math 48% / reading 58% proficiency, ranked #7 of 98 in LA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 33 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ascension County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($80k) 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.

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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.09% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $66,206
• List price: $85,000
• Delta: 28.39%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $171
• Equity at exit: $12,674

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $18,015
• Equity at exit: $7,349

Cash invested: $23,800 (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 70346

• Home prices YoY: -34.5%
• Active inventory: 33
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $219

Break-even live

Break-even rent $649

Max offer price $85,000

Occupancy floor 71%

Sensitivity live

Price	-10% $268	-5% $243	+0% $219	+5% $195	+10% $171
Rent	-10% $146	-5% $183	+0% $219	+5% $256	+10% $293
Rate	-1.0pp $262	-0.5pp $241	base $219	+0.5pp $197	+1.0pp $175

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3350 LA-1 Unit 2 Donaldsonville, LA	2.0	1.0	1000	$1,000	$1.00	14d	1	0.83mi
3350 LA-1 Unit 2 Donaldsonville, LA	2.0	1.0	1000	$1,000	$1.00	21d	1	0.83mi
112 Oak Ridge Ave Donaldsonville, LA	1.0	1.0	734	$850	$1.16	44d	1	0.96mi
112 Oak Ridge Ave Donaldsonville, LA	1.0	1.0	734	$850	$1.16	14d	1	0.96mi

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 90 DOM
2. 2026-06-17
   days on market $85,000 Active 89 DOM
3. 2026-06-16
   days on market $85,000 Active 88 DOM
4. 2026-06-15
   days on market $85,000 Active 87 DOM
5. 2026-06-14
   days on market $85,000 Active 85 DOM
6. 2026-06-10
   days on market $85,000 Active 82 DOM
7. 2026-06-09
   days on market $85,000 Active 81 DOM
8. 2026-06-08
   days on market $85,000 Active 80 DOM
9. 2026-06-07
   days on market $85,000 Active 79 DOM
10. 2026-06-05
    days on market $85,000 Active 76 DOM
11. 2026-06-03
    days on market $85,000 Active 75 DOM
12. 2026-06-02
    days on market $85,000 Active 74 DOM
13. 2026-06-01
    days on market $85,000 Active 73 DOM
14. 2026-05-31
    days on market $85,000 Active 72 DOM
15. 2026-05-31
    days on market $85,000 Active 71 DOM
16. 2026-03-20
    listed $85,000 Active 371-char remark

    Show marketing remark (371 chars)

    Charming 2-bedroom, 1-bath mobile home offering an open living area and functional layout. This property features updated flooring, a spacious yard, and a storage shed for added convenience. With a little personal touch, this home has great potential as a starter home or investment opportunity. Conveniently located in Donaldsonville with easy access to local amenities.

17. 2026-03-20
    listed $85,000 Active 371-char remark

    Show marketing remark (371 chars)

    Charming 2-bedroom, 1-bath mobile home offering an open living area and functional layout. This property features updated flooring, a spacious yard, and a storage shed for added convenience. With a little personal touch, this home has great potential as a starter home or investment opportunity. Conveniently located in Donaldsonville with easy access to local amenities.

18. 2001-11-02
    soldstatus

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$92/yr (+$8/mo · 24.5%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,117
• − Mortgage interest: −$4,761
• − Property taxes: −$375
• − Insurance: −$425
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$2,473
• Taxable income: $1,304
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $2,320/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: Ascension Parish
• NCES district ID: 2200090
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 58% ▼ -25.00%
• Median HH income: $68,423
• Composite: 47.0/100
• National rank: #2347
• State rank: #7 of 98 in LA

Livability — Donaldsonville

• Score: 58/100
• State rank: #292
• US rank: #20697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,831

Population outlook (Ascension County) Hauer SSP2

• Today (2025): 145,480 people
• By 2030: 158,329 · +8.8%
• By 2040: 183,741 · +26.3%
• By 2050: 207,615 · +42.7%
• By 2075: 260,244 · +78.9%
• By 2100: 289,576 · +99.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 27% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Ascension

• 2024 margin: Solid R (+34.0) · D 32.2% · R 66.1% · Other 1.7%
• 2008→2024 swing: +1.7pp toward D · 2008: -35.7pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+32.5 2016: R+36.0 2012: R+34.3 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.89%
• Current HPI: 130.5878
• 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

+0.0% since first listed

3 events — show timeline

• 2026-03-20 Listed $85,000 AcadianaMLS
• 2026-03-20 Listed $85,000 GSREIN
• 2001-11-02 Sold (Public Records) — Public Records

Property tax history

+21.8%/yr

Latest (2025): $375 · -1.5% YoY. Source: county tax records.