31375 Linder Rd · Denham Springs, LA 70726

$89,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 15 Days on market

Built 1994 0.43 ac lot $70/sqft · 7% below area Est $97k · 7% under

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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
• ARV discount +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**INVESTOR SPECIAL** Mobile home in prime location right off of Linder Rd. in Denham Springs. Located just minutes from shopping and interstate access. Home features three bedrooms and two bathrooms. The living and kitchen area are open concept making entertaining easy. Kitchen features an electric cooktop, dishwasher, and refrigerator. The master bedroom has it's own ensuite bath with a separate soaking tub and walk in shower. This property is also on it's own over sized lot at almost a half an acre! (Measurements are not warranted by seller/realtor/or broker and must be verified during buyer inspection period.)

Key facts

• 0.43 acre lot
• 2 parking spots
• Built 1994

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Septic tank
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding
• Exterior features: Lot roughly 98' x 201' x 200' x 100'; Approximately 0.427 acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 3.9% in Denham Springs — 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 74/100 on livability (#29 in LA, #4,939 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Livingston Parish (suburban): math 40% / reading 52% proficiency, ranked #13 of 98 in LA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 976 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 20% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.84% ✓
• Cap rate: 16.51%
• Cash-on-cash: 36.50%
• DSCR: 2.62
• GRM: 4.5

CMA / ARV

• ARV (median comp): $96,849
• List price: $89,900
• Delta: -7.17%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31375 Linder Rd	0.00mi	3/2.0	1,280 (0%)	1mo	$89,900	$70	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.83% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.41×
• Total profit: $35,564
• Equity at exit: $13,404

10-year hold

• IRR: 40.5%
• Equity multiple: 4.95×
• Total profit: $99,462
• Equity at exit: $7,773

Cash invested: $25,172 (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 70726

• Rents YoY: 3.8%
• Active inventory: 976
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$471
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $766

Break-even live

Break-even rent $682

Max offer price $89,900

Occupancy floor 49%

Sensitivity live

Price	-10% $817	-5% $791	+0% $766	+5% $740	+10% $715
Rent	-10% $635	-5% $700	+0% $766	+5% $831	+10% $896
Rate	-1.0pp $811	-0.5pp $789	base $766	+0.5pp $742	+1.0pp $719

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31808 Netterville Rd Unit 6 Denham Springs, LA	2.0	1.0	904	$1,100	$1.22	44d	1	0.89mi
9062 Lockhart Rd Unit 11D Denham Springs, LA	3.0	2.0	1240	$1,900	$1.53	24d	1	1.12mi
8065 Lockhart Rd Unit 5D Denham Springs, LA	2.0	2.0	1030	$1,750	$1.70	44d	1	1.35mi
9418 Randall Ave Denham Springs, LA	3.0	1.5	1234	$1,250	$1.01	44d	1	1.36mi
8365 Rosemary Ave Denham Springs, LA	4.0	2.5	1700	$2,250	$1.32	44d	1	1.43mi
31050 Louisiana 16 Denham Springs, LA	1.0–3.0	1.0–2.0	960	$1,439	$1.50	15d	21	1.46mi

Listing history 6 events

1. 2026-05-13
   price $89,900 618-char remark

   Show marketing remark (620 chars)

   **INVESTOR SPECIAL** Mobile home in prime location right off of Linder Rd. in Denham Springs. Located just minutes from shopping and interstate access. Home features three bedrooms and two bathrooms. The living and kitchen area are open concept making entertaining easy. Kitchen features an electric cooktop, dishwasher, and refrigerator. The master bedroom has it's own ensuite bath with a separate soaking tub and walk in shower. This property is also on it's own over sized lot at almost a half an acre! (Measurements are not warranted by seller/realtor/or broker and must be verified during buyer inspection period.)

2. 2026-05-13
   price $89,900 622-char remark

   Show marketing remark (620 chars)

   **INVESTOR SPECIAL** Mobile home in prime location right off of Linder Rd. in Denham Springs. Located just minutes from shopping and interstate access. Home features three bedrooms and two bathrooms. The living and kitchen area are open concept making entertaining easy. Kitchen features an electric cooktop, dishwasher, and refrigerator. The master bedroom has it's own ensuite bath with a separate soaking tub and walk in shower. This property is also on it's own over sized lot at almost a half an acre! (Measurements are not warranted by seller/realtor/or broker and must be verified during buyer inspection period.)

3. 2026-05-07
   listed $134,900 Active 618-char remark

   Show marketing remark (620 chars)

   **INVESTOR SPECIAL** Mobile home in prime location right off of Linder Rd. in Denham Springs. Located just minutes from shopping and interstate access. Home features three bedrooms and two bathrooms. The living and kitchen area are open concept making entertaining easy. Kitchen features an electric cooktop, dishwasher, and refrigerator. The master bedroom has it's own ensuite bath with a separate soaking tub and walk in shower. This property is also on it's own over sized lot at almost a half an acre! (Measurements are not warranted by seller/realtor/or broker and must be verified during buyer inspection period.)

4. 2026-05-07
   listed $134,900 Active 622-char remark

   Show marketing remark (620 chars)

   **INVESTOR SPECIAL** Mobile home in prime location right off of Linder Rd. in Denham Springs. Located just minutes from shopping and interstate access. Home features three bedrooms and two bathrooms. The living and kitchen area are open concept making entertaining easy. Kitchen features an electric cooktop, dishwasher, and refrigerator. The master bedroom has it's own ensuite bath with a separate soaking tub and walk in shower. This property is also on it's own over sized lot at almost a half an acre! (Measurements are not warranted by seller/realtor/or broker and must be verified during buyer inspection period.)

5. 2012-12-12
   soldstatus $46,000
6. 2010-07-22
   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: $358 · $30/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$136/yr (+$11/mo · 38.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,815
• − Mortgage interest: −$5,036
• − Property taxes: −$358
• − Insurance: −$450
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$2,615
• Taxable income: $8,185
• Est. tax owed @ 24.0%: −$1,964
• After-tax cash flow: $7,224/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: Livingston Parish
• NCES district ID: 2201020
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 52% ▼ -32.00%
• Median HH income: $56,755
• Composite: 40.07/100
• National rank: #3811
• State rank: #13 of 98 in LA

Livability — Denham Springs

• Score: 74/100
• State rank: #29
• US rank: #4939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston Parish · 87,496 people
• City population: 63,575
• Metro: Baton Rouge, LA
• Population (ZIP): 63,575
• Household income: $78,621
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 1211.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 158,511 people
• By 2030: 168,241 · +6.1%
• By 2040: 186,252 · +17.5%
• By 2050: 201,516 · +27.1%
• By 2075: 231,217 · +45.9%
• By 2100: 241,697 · +52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+68.5) · D 15.1% · R 83.6% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -71.9pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+70.0 2016: R+72.5 2012: R+70.4 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.37%
• Current HPI: 170.2207
• Rent YoY: ▲ 3.83%
• Metro: Baton Rouge, LA
• 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

+63.0% since first listed

11 events — show timeline

• 2026-06-03 Sold (Public Records) $75,000 Public Records
• 2026-06-02 Sold (MLS) — GBRMLS
• 2026-06-02 Sold (MLS) — AcadianaMLS
• 2026-05-23 Pending — GBRMLS
• 2026-05-23 Pending — AcadianaMLS
• 2026-05-13 Price Changed $89,900 AcadianaMLS
• 2026-05-13 Price Changed $89,900 GBRMLS
• 2026-05-07 Listed $134,900 GBRMLS
• 2026-05-07 Listed $134,900 AcadianaMLS
• 2012-12-12 Sold (Public Records) $46,000 Public Records
• 2010-07-22 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2024): $358 · +4.5% YoY. Source: county tax records.