612 St Jude St · New Roads, LA 70760

$65,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 39 Days on market

Built 1999 435 sqft lot ↓ 35% 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
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

! INVESTOR ALERT SELLER MOTIVATED! New investment opportunity just hit the market! Whether you're looking to expand your portfolio, start your real estate investing journey, or secure your next income-producing property -- this one is worth a look. Metal Roof 2yrs old???? Great potential, great opportunity, and ready for its next owner!

Key facts

• Metal roof
• 2 parking spots
• Built 1999

Tags

• METAL ROOF

Property features AI

Exterior

• Parking: Covered carport (2 spaces); Total 2 parking spaces
• Utilities: Public sewer
• Home design: Manufactured home; Residential property; Level topography; Subdivision: Hebert Addition
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered, enclosed patio/porch

Interior

• Kitchen: Electric cooktop
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Window air conditioning units
• Interior features: Washer and dryer included; Electric cooktop; Tile and vinyl flooring; Ceiling fan(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 3.4% in New Roads — 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 55/100 on livability (#365 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, schools D, amenities F.
• Pointe Coupee Parish (rural): math 21% / reading 29% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pointe Coupee County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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. 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?
4. 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.
5. 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.
6. 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: 16.56%
• Cash-on-cash: 36.65%
• DSCR: 2.63
• GRM: 4.5

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: 32.5%
• Equity multiple: 2.37×
• Total profit: $24,853
• Equity at exit: $9,692

10-year hold

• IRR: 39.5%
• Equity multiple: 4.69×
• Total profit: $67,151
• Equity at exit: $5,620

Cash invested: $18,200 (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 70760

• Home prices YoY: -31.5%
• Active inventory: 66
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $556

Break-even live

Break-even rent $491

Max offer price $65,000

Occupancy floor 48%

Sensitivity live

Price	-10% $593	-5% $574	+0% $556	+5% $537	+10% $519
Rent	-10% $462	-5% $509	+0% $556	+5% $603	+10% $650
Rate	-1.0pp $589	-0.5pp $572	base $556	+0.5pp $539	+1.0pp $522

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
659 W Main St Unit 5 New Roads, LA	2.0	1.0	1200	$800	$0.67	45d	1	1.19mi
7698 Park St Ventress, LA	3.0	2.0	1232	$1,600	$1.30	45d	1	1.19mi

Listing history 31 events

1. 2026-06-21
   days on market $65,000 Active 39 DOM
2. 2026-06-21
   days on market $65,000 Active 38 DOM
3. 2026-06-18
   days on market $65,000 Active 36 DOM
4. 2026-06-17
   days on market $65,000 Active 35 DOM
5. 2026-06-16
   days on market $65,000 Active 34 DOM
6. 2026-06-15
   days on market $65,000 Active 33 DOM
7. 2026-06-13
   days on market $65,000 Active 31 DOM
8. 2026-06-12
   days on market $65,000 Active 30 DOM
9. 2026-06-09
   days on market $65,000 Active 27 DOM
10. 2026-06-08
    days on market $65,000 Active 26 DOM
11. 2026-06-07
    days on market $65,000 Active 25 DOM
12. 2026-06-07
    days on market $65,000 Active 24 DOM
13. 2026-06-04
    days on market $65,000 Active 21 DOM
14. 2026-06-02
    days on market $65,000 Active 20 DOM
15. 2026-06-01
    days on market $65,000 Active 19 DOM
16. 2026-05-31
    days on market $65,000 Active 18 DOM
17. 2026-05-31
    days on market $65,000 Active 17 DOM
18. 2026-05-14
    listed $65,000 Active 322-char remark

    Show marketing remark (338 chars)

    ! INVESTOR ALERT SELLER MOTIVATED! New investment opportunity just hit the market! Whether you're looking to expand your portfolio, start your real estate investing journey, or secure your next income-producing property -- this one is worth a look. Metal Roof 2yrs old???? Great potential, great opportunity, and ready for its next owner!

19. 2026-05-14
    listed $65,000 Active 335-char remark

    Show marketing remark (338 chars)

    ! INVESTOR ALERT SELLER MOTIVATED! New investment opportunity just hit the market! Whether you're looking to expand your portfolio, start your real estate investing journey, or secure your next income-producing property -- this one is worth a look. Metal Roof 2yrs old???? Great potential, great opportunity, and ready for its next owner!

20. 2025-08-26
    price $69,000
21. 2025-08-26
    price $69,000
22. 2025-07-01
    status Active
23. 2025-05-06
    status Active
24. 2024-12-11
    listed $74,900 Active
25. 2024-12-11
    historical
26. 2024-09-17
    listed $74,900 Active
27. 2024-09-17
    listed $74,900 Active
28. 2023-11-08
    historical
29. 2023-08-11
    price $90,900
30. 2023-07-07
    listed $99,900 Active
31. 2023-07-07
    listed $90,900

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: +$122/yr (+$10/mo · 51.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,331
• − Mortgage interest: −$3,641
• − Property taxes: −$236
• − Insurance: −$325
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$1,891
• Taxable income: $5,946
• Est. tax owed @ 24.0%: −$1,427
• After-tax cash flow: $5,244/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: Pointe Coupee Parish
• NCES district ID: 2201260
• Math proficiency: 21% ▼ -35.00%
• Reading proficiency: 29% ▼ -35.00%
• Median HH income: $42,565
• Composite: 21.32/100
• National rank: #8379
• State rank: #56 of 98 in LA

Livability — New Roads

• Score: 55/100
• State rank: #365
• US rank: #23356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Roads, LA
• Population (ZIP): 6,119

Population outlook (Pointe Coupee County) Hauer SSP2

• Today (2025): 21,165 people
• By 2030: 20,406 · -3.6%
• By 2040: 18,650 · -11.9%
• By 2050: 16,946 · -19.9%
• By 2075: 13,844 · -34.6%
• By 2100: 11,154 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 31% Two or more races 5%
• Common ancestry: Lithuanian 11% Serbian 1% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Pointe Coupee

• 2024 margin: Strong R (+27.6) · D 35.7% · R 63.3% · Other 1.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -9.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+22.8 2016: R+17.2 2012: R+9.2 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.48%
• Current HPI: 112.0492
• 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

-34.9% since first listed

14 events — show timeline

• 2026-05-14 Listed $65,000 GBRMLS
• 2026-05-14 Listed $65,000 AcadianaMLS
• 2025-08-26 Price Changed $69,000 AcadianaMLS
• 2025-08-26 Price Changed $69,000 GBRMLS
• 2025-07-01 Relisted — GBRMLS
• 2025-05-06 Relisted — GBRMLS
• 2024-12-11 Listed $74,900 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-09-17 Listed $74,900 AcadianaMLS
• 2024-09-17 Listed $74,900 GBRMLS
• 2023-11-08 Delisted — GBRMLS
• 2023-08-11 Price Changed $90,900 GBRMLS
• 2023-07-07 Listed $90,900 AcadianaMLS
• 2023-07-07 Listed $99,900 GBRMLS

Property tax history

+16.2%/yr

Latest (2025): $236 · +0.0% YoY. Source: county tax records.