Is 19375 M Thomas Rd in Franklinton, LA a good investment?

CashFlowRE grades it D- with a 4.7% cap rate and $-183/mo modeled cash flow at a $138,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 19375 M Thomas Rd?

The modeled cap rate is 4.7% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $976/month, from CashFlowRE's rent model.

D- Composite 37.49

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).

ARV discount +15.0/15.0
Cash flow +7.3/30.0
Schools +3.7/10.0
Livability +3.5/5.0
Condition / age +2.8/5.0
Appreciation +2.5/10.0
Rent growth +2.5/5.0
1% rule +2.1/10.0
DSCR +1.5/10.0
Manufactured-home adj. -3.3

$138,000

19375 M Thomas Rd · Franklinton, LA 70438

3 bd · 2.0 ba · 1,167 sqft · Manufactured · 102 Days on market

Manufactured home Built 2017 Average condition 2.00 ac lot $118/sqft · 20% below area Est $173k · 20% under ↓ 3% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Spacious 3-bedroom, 2-bath 2006 mobile home situated on approximately 2 acres (400x200x400x200), offering privacy and room to enjoy the outdoors. This property features a new roof, updated flooring, and a 7-year-old HVAC system. Relax on the covered front porch or unwind on the back porch overlooking the peaceful surroundings. Equipped with a 220-ft well and septic system. Functional and inviting with space to make it your own. Located in a true sportsman's paradise with plenty of room for recreation, equipment, or future use.

Key facts

Covered front porch
220-ft well
Updated flooring

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath manufactured listed at $138k. Condition is rated average.

Deal economics

At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $112k (19.2% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (29.3% below list).
Recommended offer: $98k (29.3% below list) — sets the bar for 1% rule.

Location & tenants

Location reads 69/100 on livability (#67 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
Washington Parish (rural): math 27% / reading 41% proficiency, ranked #38 of 98 in LA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
Zoned schools: Enon Elementary School (math 52% / reading 62%, grade C+, #79 of 646 statewide, top 13%, 287 students, 37% FRL); Franklinton Junior High School (math 27% / reading 46%, grade F, #82 of 218 statewide, top 38%, 362 students, 59% FRL); Franklinton High School (math 27% / reading 42%, grade F, #106 of 265 statewide, top 43%, 732 students, 56% FRL) — zoned schools average 51% FRL vs 77% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
Market conditions: 288 active listings in the ZIP; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $954 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

It's been on market 102 days — a 9% lower offer ($126k) 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.

Recommended offer $97,586 (29.3% below list)

Questions for the listing agent

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?
It's been on market 102 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.71% ✗
Cap rate: 4.70%
Cash-on-cash: -5.68%
DSCR: 0.75
GRM: 11.8

CMA / ARV

ARV (median comp): $172,770
List price: $138,000
Delta: -20.13%
Verdict: UNDERPRICED
Comps: 3 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50622 Victoria Dr	1.47mi	3/2.0	1,184 (+2%)	9mo	$70,000	$59	55
53326 Clydesdale Dr	2.14mi	3/2.0	1,140 (-2%)	10mo	$157,000	$138	53
19208 Highway 439 Hwy	2.00mi	3/2.0	1,249 (+7%)	5mo	$235,000	$188	49
50049 D. Hickman Rd	1.72mi	3/2.0	1,232 (+6%)	47mo	$143,000	$116	36
50606 Highway 1072 Hwy	1.63mi	3/2.0	1,443 (+24%)	35mo	$225,000	$156	20
19015 Lee Rd	1.61mi	3/2.0	1,410 (+21%)	56mo	$140,000	$99	20

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 · 3.0% rent growth · sell at horizon

5-year hold

IRR: -26.0%
Equity multiple: 0.12×
Total profit: $-33,987
Equity at exit: $20,576

10-year hold

IRR: -22.7%
Equity multiple: -0.15×
Total profit: $-44,524
Equity at exit: $11,932

Cash invested: $38,640 (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 70438

Home prices YoY: -14.2%
Active inventory: 288
Price-to-rent: 11.8×

Monthly cashflow live

Estimated rent: $976 medium interval (Pro) →
Mortgage (P&I): −$724
Tax est. 1.5%: −$172 /mo · $2,070/yr
Insurance: −$58
HOA: −$0
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$205
Net cashflow: $-183

Break-even live

Break-even rent $1,207

Max offer price $111,555

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-135	+0% $-183	+5% $-230	+10% $-278
Rent	-10% $-260	-5% $-221	+0% $-183	+5% $-144	+10% $-106
Rate	-1.0pp $-113	-0.5pp $-148	base $-183	+0.5pp $-219	+1.0pp $-255

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: $34,500
Closing costs: $4,140
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

HOA & community: No association

Exterior

Parking: Driveway
Security: Smoke detector(s)
Utilities: Private well waterSeptic tank
Home design: Single-storyRaised foundationVinyl sidingMetal roofLocated outside city limits
Construction: Built with vinyl sidingMetal roofRaised foundation
Exterior features: PorchWood porch

Interior

Kitchen: DishwasherOvenRangeRefrigerator
Bathrooms: 2 full bathrooms
Heating & cooling: Central heatingCentral air conditioning
Interior features: Ceiling fan(s)

Listing history 50 events

2026-08-08

days on market $138,000 Active 102 DOM
2026-08-07

days on market $138,000 Active 101 DOM
2026-08-06

days on market $138,000 Active 100 DOM
2026-08-05

days on market $138,000 Active 99 DOM
2026-08-04

days on market $138,000 Active 98 DOM
2026-08-03

days on market $138,000 Active 97 DOM
2026-07-31

days on market $138,000 Active 94 DOM
2026-07-30

days on market $138,000 Active 93 DOM
2026-07-30

days on market $138,000 Active 92 DOM
2026-07-28

days on market $138,000 Active 91 DOM
2026-07-26

days on market $138,000 Active 89 DOM
2026-07-24

days on market $138,000 Active 87 DOM
2026-07-23

days on market $138,000 Active 86 DOM
2026-07-22

days on market $138,000 Active 85 DOM
2026-07-21

days on market $138,000 Active 84 DOM
2026-07-20

days on market $138,000 Active 83 DOM
2026-07-18

days on market $138,000 Active 81 DOM
2026-07-18

days on market $138,000 Active 80 DOM
2026-07-16

days on market $138,000 Active 79 DOM
2026-07-15

days on market $138,000 Active 78 DOM
2026-07-14

days on market $138,000 Active 77 DOM
2026-07-13

days on market $138,000 Active 76 DOM
2026-07-13

days on market $138,000 Active 75 DOM
2026-07-11

days on market $138,000 Active 74 DOM
2026-07-10

days on market $138,000 Active 73 DOM
2026-07-09

days on market $138,000 Active 72 DOM
2026-07-07

days on market $138,000 Active 70 DOM
2026-07-06

days on market $138,000 Active 69 DOM
2026-07-05

days on market $138,000 Active 68 DOM
2026-07-03

days on market $138,000 Active 66 DOM
2026-07-02

days on market $138,000 Active 65 DOM
2026-07-01

days on market $138,000 Active 64 DOM
2026-06-30

days on market $138,000 Active 63 DOM
2026-06-29

days on market $138,000 Active 62 DOM
2026-06-28

days on market $138,000 Active 61 DOM
2026-06-27

days on market $138,000 Active 60 DOM
2026-06-27

days on market $138,000 Active 59 DOM
2026-06-25

days on market $138,000 Active 57 DOM
2026-06-22

days on market $138,000 Active 55 DOM
2026-06-21

days on market $138,000 Active 54 DOM
2026-06-18

days on market $138,000 Active 51 DOM
2026-06-17

days on market $138,000 Active 50 DOM
2026-06-16

pricedays on market $138,000 Active 49 DOM

Show marketing remark (532 chars)

Spacious 3-bedroom, 2-bath 2006 mobile home situated on approximately 2 acres (400x200x400x200), offering privacy and room to enjoy the outdoors. This property features a new roof, updated flooring, and a 7-year-old HVAC system. Relax on the covered front porch or unwind on the back porch overlooking the peaceful surroundings. Equipped with a 220-ft well and septic system. Functional and inviting with space to make it your own. Located in a true sportsman's paradise with plenty of room for recreation, equipment, or future use.
2026-06-15

days on market $137,000 Active 48 DOM
2026-06-13

pricedays on market $137,000 Active 46 DOM
2026-06-10

days on market $142,000 Active 43 DOM
2026-06-09

days on market $142,000 Active 42 DOM
2026-06-08

days on market $142,000 Active 41 DOM
2026-06-07

days on market $142,000 Active 40 DOM
2026-06-03

days on market $142,000 Active 36 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $11,710
− Mortgage interest: −$7,730
− Property taxes: −$2,070
− Insurance: −$690
− Repairs & maintenance: −$937
− Management: −$937
− Depreciation: −$4,015
Taxable loss: −$4,668

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,120
After-tax cash flow: $-1,073/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.

Condition & rehab AI · 10 photos

Average 55/100 Cosmetic rehab Est. rehab $5,835–$17,505 screening

The home is in average condition with some cosmetic updates needed, particularly in the kitchen. It has a good roof and stable structure, but could benefit from a fresh paint job and updated kitchen. The property is located in a serene setting with ample space for outdoor activities.

Repairs flagged

Minor kitchen cabinets — dated and could be replaced
Minor kitchen appliances — could be updated for a more modern look

Value-add opportunities

Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters ↑
Both paint interior walls — fresh paint can make a significant difference in the home's appearance ↑
Both landscaping — improved landscaping can enhance curb appeal and attract more potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Elba Elementary School F NY #1,444/2,108 Nat'l #19,648/41,679 Middle Franklinton Junior High School F LA #82/218 Nat'l #7,065/14,009 High Franklinton High School F LA #106/265 Nat'l #9,639/17,239

Schools (NCES district)

District: Washington Parish
NCES district ID: 2201860
Math proficiency: 27% ▼ -34.00%
Reading proficiency: 41% ▼ -29.00%
Median HH income: $34,972
Composite: 28.03/100
National rank: #6844
State rank: #38 of 98 in LA

C Composite livability gradescore 69/100

Livability — Franklinton

Score: 69/100
State rank: #67
US rank: #8352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Washington · 44,642 people
Population (ZIP): 19,935
Household income: $50,667
Rent vs Own: 23.5% rent · 76.5% own
Severe rent burden: 5% of renters

Population outlook (Washington County) Hauer SSP2

Today (2025): 44,642 people
By 2030: 43,302 · -3.0%
By 2040: 40,345 · -9.6%
By 2050: 37,434 · -16.1%
By 2075: 29,954 · -32.9%
By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly White (73%)
Race & ethnicity: White 73% Black 22% Two or more races 4% Hispanic / Latino 2%
Common ancestry: Lithuanian 9% Slovak 2% German 1%
Foreign-born: 0% · Canada
Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Washington

2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -31.73%
Current HPI: 191.4762
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
#304 Lumen Technologies Monroe $13.4B #312 CenturyLink Monroe $9.2B
Utilities	1	$12B
#235 Entergy New Orleans $11.7B
Wholesale / Distribution	1	$5B
#448 Pool Corporation Covington $5.3B
Advertising	1	$2B
#479 Lamar Advertising Baton Rouge $2.1B

Price history

-2.8% since first listed

6 events — show timeline

2026-06-16 Price Changed $138,000 AcadianaMLS
2026-06-16 Price Changed $138,000 GSREIN
2026-06-12 Price Changed $137,000 AcadianaMLS
2026-06-12 Price Changed $137,000 GSREIN
2026-04-26 Listed $142,000 GSREIN
2026-04-26 Listed $142,000 AcadianaMLS

Property tax history

+19.9%/yr

Latest (2025): $228 · +0.4% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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