3638 Oakland Rd #6 · Erwinville, LA 70752

$550,000

None bd · None ba · 7,200 sqft · MultiFamily · 1440 Days on market

Fair condition 3.69 ac lot ↓ 8% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Income producing Mobile home park in quiet, pretty rural location off Oakland Road in Pointe Coupee parish. Tenants on two year leases and tenants pay all utilities. 1 house and 5 well maintained mobile homes on individually lots. Homes range in age from approximately 2 years to 15 years. Addresses are: 3638, 3644, 3640, 3640A, 3642, 3642A Oakland Road. Per Pointe Coupee Parish ordinances this is a possibility and plenty of room to add additional mobile homes to tract in order to maximize income potential. Do not disturb tenants. Owner maintains grass.

Key facts

• 3.69 acre lot
• 18 parking spots
• Listed 1439 days

Property features AI

Exterior

• Parking: 18 total parking spaces
• Utilities: Public water
• Home design: Residential income property; Mobile home; Located within a mobile home park
• Construction: Wood siding; Other construction materials
• Exterior features: Property located on a gravel drive; access off Oakland Road; Rural tract (no subdivision)

Interior

• Kitchen: Electric cooktop
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric cooktop; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a multifamily listed at $550k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $550k).
• Recommended offer: $484k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#361 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: housing C-, employment D+, schools 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: 5 active listings in the ZIP; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($4k loan paydown + $16k appreciation (3.0% local appreciation)).
• 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 $154k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1440 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $50k (8%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $484,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 1440 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.49%
• DSCR: 1.78
• GRM: 6.0

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: 23.9%
• Equity multiple: 2.36×
• Total profit: $209,353
• Equity at exit: $247,304

10-year hold

• IRR: 24.8%
• Equity multiple: 4.54×
• Total profit: $545,137
• Equity at exit: $381,125

Cash invested: $154,000 (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 70752

• Active inventory: 5
• Price-to-rent: 35.9×

Monthly cashflow live

• Estimated rent: $7,653 medium
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$688 /mo · $8,250/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,607
• Net cashflow: $2,245

Break-even live

Break-even rent $4,811

Max offer price $550,000

Occupancy floor 66%

Sensitivity live

Price	-10% $2,625	-5% $2,435	+0% $2,245	+5% $2,055	+10% $1,865
Rent	-10% $1,640	-5% $1,943	+0% $2,245	+5% $2,547	+10% $2,850
Rate	-1.0pp $2,522	-0.5pp $2,385	base $2,245	+0.5pp $2,102	+1.0pp $1,957

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$7,650
Total (6 units)			$7,653

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $550,000 Active 1440 DOM
2. 2026-06-21
   days on market $550,000 Active 1439 DOM
3. 2026-06-18
   days on market $550,000 Active 1437 DOM
4. 2026-06-17
   days on market $550,000 Active 1436 DOM
5. 2026-06-16
   days on market $550,000 Active 1435 DOM
6. 2026-06-15
   days on market $550,000 Active 1434 DOM
7. 2026-06-13
   days on market $550,000 Active 1432 DOM
8. 2026-06-12
   days on market $550,000 Active 1431 DOM
9. 2026-06-09
   days on market $550,000 Active 1428 DOM
10. 2026-06-08
    days on market $550,000 Active 1427 DOM
11. 2026-06-07
    days on market $550,000 Active 1426 DOM
12. 2026-06-07
    days on market $550,000 Active 1425 DOM
13. 2026-06-04
    days on market $550,000 Active 1422 DOM
14. 2026-06-02
    days on market $550,000 Active 1421 DOM
15. 2026-06-01
    days on market $550,000 Active 1420 DOM
16. 2026-05-31
    days on market $550,000 Active 1419 DOM
17. 2026-05-31
    days on market $550,000 Active 1418 DOM
18. 2026-01-16
    price $550,000 558-char remark

    Show marketing remark (558 chars)

    Income producing Mobile home park in quiet, pretty rural location off Oakland Road in Pointe Coupee parish. Tenants on two year leases and tenants pay all utilities. 1 house and 5 well maintained mobile homes on individually lots. Homes range in age from approximately 2 years to 15 years. Addresses are: 3638, 3644, 3640, 3640A, 3642, 3642A Oakland Road. Per Pointe Coupee Parish ordinances this is a possibility and plenty of room to add additional mobile homes to tract in order to maximize income potential. Do not disturb tenants. Owner maintains grass.

19. 2026-01-16
    price $550,000

    Show marketing remark (558 chars)

    Income producing Mobile home park in quiet, pretty rural location off Oakland Road in Pointe Coupee parish. Tenants on two year leases and tenants pay all utilities. 1 house and 5 well maintained mobile homes on individually lots. Homes range in age from approximately 2 years to 15 years. Addresses are: 3638, 3644, 3640, 3640A, 3642, 3642A Oakland Road. Per Pointe Coupee Parish ordinances this is a possibility and plenty of room to add additional mobile homes to tract in order to maximize income potential. Do not disturb tenants. Owner maintains grass.

20. 2024-12-11
    listed $600,000 Active
21. 2024-12-11
    historical
22. 2024-08-31
    status Active
23. 2024-08-01
    historical
24. 2024-03-25
    price $600,000
25. 2022-08-17
    status Active
26. 2022-08-10
    historical Contingent
27. 2022-06-12
    listed $600,000 Active 558-char remark

    Show marketing remark (558 chars)

    Income producing Mobile home park in quiet, pretty rural location off Oakland Road in Pointe Coupee parish. Tenants on two year leases and tenants pay all utilities. 1 house and 5 well maintained mobile homes on individually lots. Homes range in age from approximately 2 years to 15 years. Addresses are: 3638, 3644, 3640, 3640A, 3642, 3642A Oakland Road. Per Pointe Coupee Parish ordinances this is a possibility and plenty of room to add additional mobile homes to tract in order to maximize income potential. Do not disturb tenants. Owner maintains grass.

28. 2022-06-12
    listed $550,000 Active

    Show marketing remark (558 chars)

    Income producing Mobile home park in quiet, pretty rural location off Oakland Road in Pointe Coupee parish. Tenants on two year leases and tenants pay all utilities. 1 house and 5 well maintained mobile homes on individually lots. Homes range in age from approximately 2 years to 15 years. Addresses are: 3638, 3644, 3640, 3640A, 3642, 3642A Oakland Road. Per Pointe Coupee Parish ordinances this is a possibility and plenty of room to add additional mobile homes to tract in order to maximize income potential. Do not disturb tenants. Owner maintains grass.

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $91,836
• − Mortgage interest: −$30,809
• − Property taxes: −$8,250
• − Insurance: −$2,750
• − Repairs & maintenance: −$7,347
• − Management: −$7,347
• − Depreciation: −$16,000
• Taxable income: $19,334
• Est. tax owed @ 24.0%: −$4,640
• After-tax cash flow: $22,299/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 · 13 photos

Fair 45/100 Moderate rehab

The property requires significant repairs and maintenance, including painting, landscaping, and HVAC upgrades, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant peeling and wear on the exterior siding.
• Major roof — Visible signs of wear and potential need for replacement.
• Major flooring — Worn and may need replacement.
• Major HVAC/mechanicals — Outdated and may need replacement.

Value-add opportunities

• Both Painting and repainting the exterior siding and roof — Fresh paint can significantly improve the curb appeal and value of the property.
• Both Landscaping and planting new trees — A well-maintained landscape can enhance the property's curb appeal and attract potential buyers or tenants.
• Both Upgrading HVAC system — A modern HVAC system can improve comfort and energy efficiency, making the property more attractive to potential buyers or tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant peeling and wear on the exterior siding.	Major	$15,000–50,000
roof · Visible signs of wear and potential need for replacement.	Major	$15,000–50,000
flooring · Worn and may need replacement.	Major	$15,000–50,000
HVAC/mechanicals · Outdated and may need replacement.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting and repainting the exterior siding and roof — Fresh paint can significantly improve the curb appeal and value of the property. ↑
• Both Landscaping and planting new trees — A well-maintained landscape can enhance the property's curb appeal and attract potential buyers or tenants. ↑
• Both Upgrading HVAC system — A modern HVAC system can improve comfort and energy efficiency, making the property more attractive to potential buyers or tenants. ↑

ⓘ 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: 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 — Erwinville

• Score: 55/100
• State rank: #361
• US rank: #23256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 582

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 24%
• Common ancestry: Lithuanian 13%
• Languages at home: 93% English-only · French/Haitian/Cajun 7%

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: —
• Current HPI: —
• 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

-8.3% since first listed

11 events — show timeline

• 2026-01-16 Price Changed $550,000 AcadianaMLS
• 2026-01-16 Price Changed $550,000 GBRMLS
• 2024-12-11 Listed $600,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-08-31 Relisted — GBRMLS
• 2024-08-01 Delisted — GBRMLS
• 2024-03-25 Price Changed $600,000 GBRMLS
• 2022-08-17 Relisted — GBRMLS
• 2022-08-10 Contingent — GBRMLS
• 2022-06-12 Listed $550,000 GBRMLS
• 2022-06-12 Listed $600,000 AcadianaMLS