10916 Shanna Dr · Abbeville, LA 70510

$95,000

3 bd · 2.0 ba · 1,374 sqft · Manufactured · 234 Days on market

Built 2006 1.93 ac lot ↓ 27% since listing

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

Key facts

• Covered front porch
• Carport
• Small back porch

Tags

• COVERED FRONT PORCH
• SMALL BACK PORCH
• CARPORT
• BEAUTIFUL OAK TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 6.6% in Abbeville — 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 68/100 on livability (#94 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Vermilion Parish (town): math 40% / reading 53% proficiency, ranked #15 of 98 in LA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 180 active listings in the ZIP; 228 units permitted in Vermilion Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Vermilion County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $35k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.64% ✓
• Cap rate: 13.57%
• Cash-on-cash: 26.00%
• DSCR: 2.16
• GRM: 5.1

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-5,562
• Equity at exit: $14,165

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $8,610
• Equity at exit: $8,214

Cash invested: $26,600 (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 70510

• Active inventory: 180
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $150

Break-even live

Break-even rent $1,371

Max offer price $95,000

Occupancy floor 85%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-05
   status Pending 797-char remark

   Show marketing remark (797 chars)

   If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

2. 2026-04-21
   status Active 797-char remark

   Show marketing remark (797 chars)

   If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

3. 2026-04-11
   status Pending 797-char remark

   Show marketing remark (797 chars)

   If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

4. 2026-04-08
   price $95,000 797-char remark

   Show marketing remark (797 chars)

   If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

5. 2026-03-07
   price $105,000 797-char remark

   Show marketing remark (797 chars)

   If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

6. 2026-02-26
   status Active 797-char remark

   Show marketing remark (797 chars)

   If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

7. 2026-01-01
   status Pending 797-char remark

   Show marketing remark (797 chars)

   If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

8. 2025-12-20
   price $115,000 797-char remark

   Show marketing remark (797 chars)

   If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

9. 2025-10-31
   price $120,000 797-char remark

   Show marketing remark (797 chars)

   If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

10. 2025-07-26
    status Active 797-char remark

    Show marketing remark (797 chars)

    If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

11. 2025-07-22
    historical Contingent (Show) 797-char remark

    Show marketing remark (797 chars)

    If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

12. 2025-07-21
    price $125,000 797-char remark

    Show marketing remark (797 chars)

    If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

13. 2025-07-08
    listed $130,000 Active 797-char remark

    Show marketing remark (797 chars)

    If you've been looking for a peaceful place to call home, this one's got all the charm. Sitting on just under 2 acres with beautiful oak trees, this 3 bed, 2 bath mobile home offers a quiet country setting just off Hwy 14.With 1,374 square feet, the home has a cozy feel but still gives you space to spread out. It features a covered front porch, a small back porch, and a carport, so you've got spots to enjoy your morning coffee or park out of the weather. All appliances stay, which makes moving in that much easier.Located in the Meaux and North Vermilion school zones, it's a great fit for anyone looking for a little land without being too far from town. Whether you're planting a garden, watching the kids play under the oaks, or just enjoying a slower pace -- this one's got a lot to love.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 99% 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 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: $18,728
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$2,764
• Taxable income: $628
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $1,648/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: Vermilion Parish
• NCES district ID: 2201800
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 53% ▼ -32.00%
• Median HH income: $45,115
• Composite: 39.37/100
• National rank: #3974
• State rank: #15 of 98 in LA

Livability — Abbeville

• Score: 68/100
• State rank: #94
• US rank: #9800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,909

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 64,095 people
• By 2030: 65,915 · +2.8%
• By 2040: 68,985 · +7.6%
• By 2050: 70,804 · +10.5%
• By 2075: 73,897 · +15.3%
• By 2100: 71,793 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Two or more races 4% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 15% Italian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 6% Vietnamese 3% Spanish 2%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.4% · Other 1.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -47.5pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+61.9 2016: R+59.6 2012: R+52.8 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.44%
• Current HPI: 97.6131
• 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

-26.9% since first listed

13 events — show timeline

• 2026-05-05 Pending — AcadianaMLS
• 2026-04-21 Relisted — AcadianaMLS
• 2026-04-11 Pending — AcadianaMLS
• 2026-04-08 Price Changed $95,000 AcadianaMLS
• 2026-03-07 Price Changed $105,000 AcadianaMLS
• 2026-02-26 Relisted — AcadianaMLS
• 2026-01-01 Pending — AcadianaMLS
• 2025-12-20 Price Changed $115,000 AcadianaMLS
• 2025-10-31 Price Changed $120,000 AcadianaMLS
• 2025-07-26 Relisted — AcadianaMLS
• 2025-07-22 Contingent — AcadianaMLS
• 2025-07-21 Price Changed $125,000 AcadianaMLS
• 2025-07-08 Listed $130,000 AcadianaMLS

Property tax history

+1.6%/yr

Latest (2025): $165 · -0.1% YoY. Source: county tax records.