19375 M Thomas Rd · Franklinton, LA 70438

$138,000

3 bd · 2.0 ba · 1,167 sqft · Manufactured · 54 Days on market

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

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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

Tags

• NEW ROOF
• UPDATED FLOORING
• 220-FT WELL
• SEPTIC SYSTEM
• COVERED FRONT PORCH
• BACK PORCH

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank
• Home design: Single-story; Raised foundation; Vinyl siding; Metal roof; Located outside city limits
• Construction: Built with vinyl siding; Metal roof; Raised foundation
• Exterior features: Porch; Wood porch

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)

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 $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $138k).
• Recommended offer: $134k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.5% in Franklinton — 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 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: 245 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 54 days — a 3% lower offer ($134k) 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 $133,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $173,225
• List price: $138,000
• Delta: -20.33%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-8,510
• Equity at exit: $20,576

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $10,488
• 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: 245
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$724
• Tax est. 1.5%: −$172 /mo · $2,070/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $217

Break-even live

Break-even rent $1,207

Max offer price $138,000

Occupancy floor 80%

Sensitivity live

Price	-10% $313	-5% $265	+0% $217	+5% $169	+10% $122
Rent	-10% $100	-5% $159	+0% $217	+5% $276	+10% $334
Rate	-1.0pp $287	-0.5pp $252	base $217	+0.5pp $181	+1.0pp $145

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
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $138,000 Active 54 DOM
2. 2026-06-18
   days on market $138,000 Active 51 DOM
3. 2026-06-17
   days on market $138,000 Active 50 DOM
4. 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.

5. 2026-06-15
   days on market $137,000 Active 48 DOM
6. 2026-06-13
   pricedays on market $137,000 Active 46 DOM
7. 2026-06-10
   days on market $142,000 Active 43 DOM
8. 2026-06-09
   days on market $142,000 Active 42 DOM
9. 2026-06-08
   days on market $142,000 Active 41 DOM
10. 2026-06-07
    days on market $142,000 Active 40 DOM
11. 2026-06-03
    days on market $142,000 Active 36 DOM
12. 2026-06-02
    days on market $142,000 Active 35 DOM
13. 2026-06-01
    days on market $142,000 Active 34 DOM
14. 2026-05-31
    days on market $142,000 Active 33 DOM
15. 2026-04-26
    listed $142,000 Active 538-char remark

    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.

16. 2026-04-26
    listed $142,000 Active 532-char remark

    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.

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

Taxation est. · year 1

• Rental income: $17,785
• − Mortgage interest: −$7,730
• − Property taxes: −$2,070
• − Insurance: −$690
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$4,015
• Taxable income: $434
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $2,501/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
kitchen appliances · could be updated for a more modern look	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

• Population (ZIP): 19,935

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
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

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.