132 Cypress Villa Ln · Mathews, LA 70355

$110,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 37 Days on market

Built 1994 0.28 ac lot

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Down here in the heart of Lafourche Parish, life moves a little slower -- and that's exactly the way we like it. Located in the quiet community of Gheens, this 3-bedroom, 2-bath double wide invites you to trade the traffic and noise for something a whole lot sweeter: front porch mornings, crawfish boils out back, and the kind of peace you can only find down the country road. The split floor plan gives everybody their own space. The primary suite is your own private lagniappe -- a soaking tub for when the day's work is done, double vanity, and a separate shower. The two secondary bedrooms sit on the other end of the home, big enough for the kids, the grandkids, or company rolling in from out of town. The kitchen is where this home really comes alive. A center island gives you room to prep a big pot of gumbo or a full Sunday dinner, and the walk-in pantry keeps everything you need right at arm's reach. Around here, kitchens aren't just for cooking -- they're for gathering, and this one was made for it. The spacious utility room keeps the laundry and the clutter where they belong, so the rest of the house stays as neat as a pin. Outside, a wide front porch calls your name -- set out the rocking chairs, pour a cold drink, and watch the world slow down the way God intended. A 2-car carport, storage shed, and a fully fenced backyard mean there's room for the truck, the tools, the dogs, and maybe even a garden plot if you've got the itch to grow something. If you've been waiting for a place to plant roots and live the good life south Louisiana style -- cher, this might just be the one.

Key facts

• Double vanity
• Soaking tub
• Front porch

Tags

• FRONT PORCH
• SOAKING TUB
• DOUBLE VANITY
• WALK-IN PANTRY
• SPACIOUS UTILITY ROOM
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage; Carport with 2 spaces; Total 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Cable connected
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding with frame construction; Built in 2016
• Exterior features: Porch; Privacy wood fencing; Shingle roof; Shed(s); Level lot

Interior

• Kitchen: Range; Oven
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Drapes and window treatments; See remarks
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#191 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lafourche Parish (other): math 31% / reading 49% proficiency, ranked #22 of 98 in LA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lockport Lower Elementary School (460 students, 53% FRL); Lockport Middle School (math 39% / reading 56%, grade C-, #36 of 218 statewide, top 16%, 376 students, 48% FRL); Central Lafourche High School (math 28% / reading 50%, grade F, #86 of 265 statewide, top 33%, 1,360 students, 61% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 4 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 19y 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

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.16% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 7.2

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: 14.0%
• Equity multiple: 1.80×
• Total profit: $24,585
• Equity at exit: $49,461

10-year hold

• IRR: 15.8%
• Equity multiple: 3.33×
• Total profit: $71,826
• Equity at exit: $76,225

Cash invested: $30,800 (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 70355

• Active inventory: 4
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$46
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $177

Break-even live

Break-even rent $1,051

Max offer price $110,000

Occupancy floor 81%

Sensitivity live

Price	-10% $239	-5% $208	+0% $177	+5% $146	+10% $115
Rent	-10% $76	-5% $127	+0% $177	+5% $227	+10% $278
Rate	-1.0pp $232	-0.5pp $205	base $177	+0.5pp $148	+1.0pp $119

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-22
   days on market $110,000 Active 37 DOM
2. 2026-06-19
   days on market $110,000 Active 35 DOM
3. 2026-06-18
   days on market $110,000 Active 34 DOM
4. 2026-06-17
   days on market $110,000 Active 33 DOM
5. 2026-06-16
   days on market $110,000 Active 32 DOM
6. 2026-06-15
   days on market $110,000 Active 31 DOM
7. 2026-06-14
   days on market $110,000 Active 29 DOM
8. 2026-06-13
   days on market $110,000 Active 28 DOM
9. 2026-06-10
   days on market $110,000 Active 26 DOM
10. 2026-06-09
    days on market $110,000 Active 25 DOM
11. 2026-06-08
    days on market $110,000 Active 24 DOM
12. 2026-06-07
    days on market $110,000 Active 23 DOM
13. 2026-06-05
    days on market $110,000 Active 20 DOM
14. 2026-06-03
    days on market $110,000 Active 19 DOM
15. 2026-06-02
    days on market $110,000 Active 18 DOM
16. 2026-06-01
    days on market $110,000 Active 17 DOM
17. 2026-05-31
    days on market $110,000 Active 16 DOM
18. 2026-05-30
    days on market $110,000 Active 15 DOM
19. 2026-05-15
    listed $110,000 Active 1605-char remark

    Show marketing remark (1605 chars)

    Down here in the heart of Lafourche Parish, life moves a little slower -- and that's exactly the way we like it. Located in the quiet community of Gheens, this 3-bedroom, 2-bath double wide invites you to trade the traffic and noise for something a whole lot sweeter: front porch mornings, crawfish boils out back, and the kind of peace you can only find down the country road. The split floor plan gives everybody their own space. The primary suite is your own private lagniappe -- a soaking tub for when the day's work is done, double vanity, and a separate shower. The two secondary bedrooms sit on the other end of the home, big enough for the kids, the grandkids, or company rolling in from out of town. The kitchen is where this home really comes alive. A center island gives you room to prep a big pot of gumbo or a full Sunday dinner, and the walk-in pantry keeps everything you need right at arm's reach. Around here, kitchens aren't just for cooking -- they're for gathering, and this one was made for it. The spacious utility room keeps the laundry and the clutter where they belong, so the rest of the house stays as neat as a pin. Outside, a wide front porch calls your name -- set out the rocking chairs, pour a cold drink, and watch the world slow down the way God intended. A 2-car carport, storage shed, and a fully fenced backyard mean there's room for the truck, the tools, the dogs, and maybe even a garden plot if you've got the itch to grow something. If you've been waiting for a place to plant roots and live the good life south Louisiana style -- cher, this might just be the one.

20. 2026-05-15
    listed $110,000 Active 1630-char remark

    Show marketing remark (1605 chars)

    Down here in the heart of Lafourche Parish, life moves a little slower -- and that's exactly the way we like it. Located in the quiet community of Gheens, this 3-bedroom, 2-bath double wide invites you to trade the traffic and noise for something a whole lot sweeter: front porch mornings, crawfish boils out back, and the kind of peace you can only find down the country road. The split floor plan gives everybody their own space. The primary suite is your own private lagniappe -- a soaking tub for when the day's work is done, double vanity, and a separate shower. The two secondary bedrooms sit on the other end of the home, big enough for the kids, the grandkids, or company rolling in from out of town. The kitchen is where this home really comes alive. A center island gives you room to prep a big pot of gumbo or a full Sunday dinner, and the walk-in pantry keeps everything you need right at arm's reach. Around here, kitchens aren't just for cooking -- they're for gathering, and this one was made for it. The spacious utility room keeps the laundry and the clutter where they belong, so the rest of the house stays as neat as a pin. Outside, a wide front porch calls your name -- set out the rocking chairs, pour a cold drink, and watch the world slow down the way God intended. A 2-car carport, storage shed, and a fully fenced backyard mean there's room for the truck, the tools, the dogs, and maybe even a garden plot if you've got the itch to grow something. If you've been waiting for a place to plant roots and live the good life south Louisiana style -- cher, this might just be the one.

21. 2026-02-10
    price $110,000
22. 2026-02-10
    price $110,000
23. 2026-01-02
    status Active
24. 2025-11-03
    status Pending
25. 2025-10-02
    listed $115,000 Active
26. 2025-10-02
    listed $115,000 Active
27. 2025-05-13
    listed $110,000 Active
28. 2025-05-13
    listed $110,000 Active
29. 2025-04-10
    price $110,000
30. 2025-04-10
    price $110,000
31. 2024-12-11
    listed $119,000 Active
32. 2024-12-11
    historical
33. 2024-10-28
    price $119,000
34. 2024-10-28
    price $119,000
35. 2024-09-30
    listed $125,000 Active
36. 2024-09-30
    listed $125,000 Active
37. 2018-03-06
    listed $109,900
38. 2018-03-06
    listed $109,900
39. 2018-03-06
    listed $109,900
40. 2007-05-24
    listed $70,000

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $664 · $55/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AH · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,297
• − Mortgage interest: −$6,162
• − Property taxes: −$664
• − Insurance: −$2,374
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,200
• Taxable income: $449
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $2,016/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: Lafourche Parish
• NCES district ID: 2200900
• Math proficiency: 31% ▼ -43.00%
• Reading proficiency: 49% ▼ -32.00%
• Median HH income: $49,703
• Composite: 34.4/100
• National rank: #5205
• State rank: #22 of 98 in LA

Livability — Mathews

• Score: 63/100
• State rank: #191
• US rank: #15196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,040

Population outlook (Lafourche County) Hauer SSP2

• Today (2025): 102,122 people
• By 2030: 103,361 · +1.2%
• By 2040: 104,401 · +2.2%
• By 2050: 102,795 · +0.7%
• By 2075: 95,599 · -6.4%
• By 2100: 82,303 · -19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 29% Russian 2% Slovak 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 3%

Political lean MEDSL · Lafourche

• 2024 margin: Solid R (+62.1) · D 18.4% · R 80.4% · Other 1.2%
• 2008→2024 swing: -16.1pp toward R · 2008: -46.0pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+60.3 2016: R+56.5 2012: R+48.5 2008: R+46.0

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

+57.1% since first listed

22 events — show timeline

• 2026-05-15 Listed $110,000 GBRMLS
• 2026-05-15 Listed $110,000 AcadianaMLS
• 2026-02-10 Price Changed $110,000 AcadianaMLS
• 2026-02-10 Price Changed $110,000 GBRMLS
• 2026-01-02 Relisted — GBRMLS
• 2025-11-03 Pending — GBRMLS
• 2025-10-02 Listed $115,000 GBRMLS
• 2025-10-02 Listed $115,000 AcadianaMLS
• 2025-05-13 Listed $110,000 GBRMLS
• 2025-05-13 Listed $110,000 AcadianaMLS
• 2025-04-10 Price Changed $110,000 GBRMLS
• 2025-04-10 Price Changed $110,000 AcadianaMLS
• 2024-12-11 Listed $119,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-28 Price Changed $119,000 GBRMLS
• 2024-10-28 Price Changed $119,000 AcadianaMLS
• 2024-09-30 Listed $125,000 GBRMLS
• 2024-09-30 Listed $125,000 AcadianaMLS
• 2018-03-06 Listed $109,900 AcadianaMLS
• 2018-03-06 Listed $109,900 GBRMLS
• 2018-03-06 Listed $109,900 GBRMLS
• 2007-05-24 Listed $70,000 AcadianaMLS

Property tax history

-0.3%/yr

Latest (2024): $664 · +1.1% YoY. Source: county tax records.