131 Pleasant Ln · Belle Rose, LA 70341

$114,900

4 bd · 2.0 ba · 1,792 sqft · Manufactured · 95 Days on market

Built 2010 0.52 ac lot ↓ 8% since listing

---

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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 4 bedroom/2 bath mobile home with over 1700 sqft and over half acre lot. This spacious layout is a solid option for buyers looking for space and value. Schedule your showing today!

Key facts

• 0.52 acre lot
• Built 2010
• Listed 95 days

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public water
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 0.52 acres (about 221 x 98)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#235 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Assumption Parish (other): math 30% / reading 35% proficiency, ranked #39 of 98 in LA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Assumption High School (math 42% / reading 46%, grade F, #62 of 265 statewide, top 23%, 886 students, 56% FRL).
• Market conditions: 13 active listings in the ZIP; 30 units permitted in Assumption Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Assumption County population projected at -15% 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 6.9

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $940
• Equity at exit: $17,132

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $26,062
• Equity at exit: $9,934

Cash invested: $32,172 (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 70341

• Home prices YoY: -24.0%
• Active inventory: 13
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $307

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 73%

Sensitivity live

Price	-10% $386	-5% $346	+0% $307	+5% $267	+10% $227
Rent	-10% $197	-5% $252	+0% $307	+5% $362	+10% $417
Rate	-1.0pp $365	-0.5pp $336	base $307	+0.5pp $277	+1.0pp $247

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $114,900 Active 95 DOM
2. 2026-06-19
   days on market $114,900 Active 93 DOM
3. 2026-06-18
   days on market $114,900 Active 92 DOM
4. 2026-06-17
   days on market $114,900 Active 91 DOM
5. 2026-06-16
   days on market $114,900 Active 90 DOM
6. 2026-06-15
   days on market $114,900 Active 89 DOM
7. 2026-06-14
   days on market $114,900 Active 87 DOM
8. 2026-06-13
   days on market $114,900 Active 86 DOM
9. 2026-06-10
   days on market $114,900 Active 84 DOM
10. 2026-06-09
    days on market $114,900 Active 83 DOM
11. 2026-06-08
    days on market $114,900 Active 82 DOM
12. 2026-06-07
    days on market $114,900 Active 81 DOM
13. 2026-06-03
    days on market $114,900 Active 77 DOM
14. 2026-06-02
    days on market $114,900 Active 76 DOM
15. 2026-06-01
    days on market $114,900 Active 75 DOM
16. 2026-05-31
    days on market $114,900 Active 74 DOM
17. 2026-05-30
    days on market $114,900 Active 73 DOM
18. 2026-05-23
    status Active
19. 2026-05-22
    status Active 188-char remark

    Show marketing remark (188 chars)

    Updated 4 bedroom/2 bath mobile home with over 1700 sqft and over half acre lot. This spacious layout is a solid option for buyers looking for space and value. Schedule your showing today!

20. 2026-04-17
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Updated 4 bedroom/2 bath mobile home with over 1700 sqft and over half acre lot. This spacious layout is a solid option for buyers looking for space and value. Schedule your showing today!

21. 2026-04-17
    status Pending

    Show marketing remark (188 chars)

    Updated 4 bedroom/2 bath mobile home with over 1700 sqft and over half acre lot. This spacious layout is a solid option for buyers looking for space and value. Schedule your showing today!

22. 2026-03-26
    price $119,000 188-char remark

    Show marketing remark (188 chars)

    Updated 4 bedroom/2 bath mobile home with over 1700 sqft and over half acre lot. This spacious layout is a solid option for buyers looking for space and value. Schedule your showing today!

23. 2026-03-26
    price $119,000

    Show marketing remark (188 chars)

    Updated 4 bedroom/2 bath mobile home with over 1700 sqft and over half acre lot. This spacious layout is a solid option for buyers looking for space and value. Schedule your showing today!

24. 2026-02-27
    price $125,000 188-char remark

    Show marketing remark (188 chars)

    Updated 4 bedroom/2 bath mobile home with over 1700 sqft and over half acre lot. This spacious layout is a solid option for buyers looking for space and value. Schedule your showing today!

25. 2026-02-27
    price $125,000

    Show marketing remark (188 chars)

    Updated 4 bedroom/2 bath mobile home with over 1700 sqft and over half acre lot. This spacious layout is a solid option for buyers looking for space and value. Schedule your showing today!

26. 2026-02-10
    listed $129,900 Active

    Show marketing remark (188 chars)

    Updated 4 bedroom/2 bath mobile home with over 1700 sqft and over half acre lot. This spacious layout is a solid option for buyers looking for space and value. Schedule your showing today!

27. 2026-02-10
    listed $129,900 Active 188-char remark

    Show marketing remark (188 chars)

    Updated 4 bedroom/2 bath mobile home with over 1700 sqft and over half acre lot. This spacious layout is a solid option for buyers looking for space and value. Schedule your showing today!

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 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: $16,721
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,343
• Taxable income: $1,969
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $3,209/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: Assumption Parish
• NCES district ID: 2200120
• Math proficiency: 30% ▼ -34.00%
• Reading proficiency: 35% ▼ -35.00%
• Median HH income: $45,552
• Composite: 27.84/100
• National rank: #6882
• State rank: #39 of 98 in LA

Livability — Belle Rose

• Score: 61/100
• State rank: #235
• US rank: #17942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,857

Population outlook (Assumption County) Hauer SSP2

• Today (2025): 22,270 people
• By 2030: 21,696 · -2.6%
• By 2040: 20,325 · -8.7%
• By 2050: 18,921 · -15.0%
• By 2075: 16,597 · -25.5%
• By 2100: 15,429 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 32% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 12% Italian 1% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · French/Haitian/Cajun 4%

Political lean MEDSL · Assumption

• 2024 margin: Solid R (+35.6) · D 31.6% · R 67.2% · Other 1.3%
• 2008→2024 swing: -24.4pp toward R · 2008: -11.2pp · 2024: -35.6pp
• All cycles: 2024: R+35.6 2020: R+30.6 2016: R+25.5 2012: R+12.1 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.66%
• Current HPI: 179.78
• 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

-8.4% since first listed

10 events — show timeline

• 2026-05-23 Relisted — GBRMLS
• 2026-05-22 Relisted — AcadianaMLS
• 2026-04-17 Pending — AcadianaMLS
• 2026-04-17 Pending — GBRMLS
• 2026-03-26 Price Changed $119,000 AcadianaMLS
• 2026-03-26 Price Changed $119,000 GBRMLS
• 2026-02-27 Price Changed $125,000 AcadianaMLS
• 2026-02-27 Price Changed $125,000 GBRMLS
• 2026-02-10 Listed $129,900 GBRMLS
• 2026-02-10 Listed $129,900 AcadianaMLS

Property tax history

-13.8%/yr

Latest (2024): $160 · +56.2% YoY. Source: county tax records.