9433 Prestenback Rd · Livonia, LA 70757

$95,000

4 bd · 2.0 ba · 2,142 sqft · Manufactured · 137 Days on market

Built 2020 0.79 ac lot ↓ 38% 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
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

4/2 manufactured home on large lot.

Key facts

• 0.79 acre lot
• Built 2020
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#75 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute 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: 8 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 $4k of equity ($657 loan paydown + $3k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $47k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.50% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.6

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: 29.1%
• Equity multiple: 2.65×
• Total profit: $43,869
• Equity at exit: $42,716

10-year hold

• IRR: 29.6%
• Equity multiple: 5.16×
• Total profit: $110,736
• Equity at exit: $65,831

Cash invested: $26,600 (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 70757

• Active inventory: 8
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $509

Break-even live

Break-even rent $782

Max offer price $95,000

Occupancy floor 59%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-03-17
   status Pending 35-char remark

   Show marketing remark (35 chars)

   4/2 manufactured home on large lot.

2. 2026-03-17
   status Pending

   Show marketing remark (35 chars)

   4/2 manufactured home on large lot.

3. 2026-03-03
   price $95,000 35-char remark

   Show marketing remark (35 chars)

   4/2 manufactured home on large lot.

4. 2026-03-03
   price $95,000

   Show marketing remark (35 chars)

   4/2 manufactured home on large lot.

5. 2026-02-21
   price $110,880 35-char remark

   Show marketing remark (35 chars)

   4/2 manufactured home on large lot.

6. 2026-02-21
   price $110,880

   Show marketing remark (35 chars)

   4/2 manufactured home on large lot.

7. 2026-02-05
   status Active 35-char remark

   Show marketing remark (35 chars)

   4/2 manufactured home on large lot.

8. 2026-02-05
   status Active

   Show marketing remark (35 chars)

   4/2 manufactured home on large lot.

9. 2025-10-30
   status Pending
10. 2025-10-17
    price $129,360 35-char remark

    Show marketing remark (35 chars)

    4/2 manufactured home on large lot.

11. 2025-10-17
    price $129,360

    Show marketing remark (35 chars)

    4/2 manufactured home on large lot.

12. 2025-09-13
    price $141,680

    Show marketing remark (35 chars)

    4/2 manufactured home on large lot.

13. 2025-09-13
    price $141,680 35-char remark

    Show marketing remark (35 chars)

    4/2 manufactured home on large lot.

14. 2025-07-25
    listed $154,000 Active 35-char remark

    Show marketing remark (35 chars)

    4/2 manufactured home on large lot.

15. 2025-07-25
    listed $154,000 Active

    Show marketing remark (35 chars)

    4/2 manufactured home on large lot.

16. 2025-07-25
    listed $141,680 Active

    Show marketing remark (35 chars)

    4/2 manufactured home on large lot.

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,115
• − Mortgage interest: −$5,321
• − Property taxes: −$958
• − Insurance: −$475
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$2,764
• Taxable income: $4,859
• Est. tax owed @ 24.0%: −$1,166
• After-tax cash flow: $4,944/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 — Livonia

• Score: 69/100
• State rank: #75
• US rank: #8807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,204

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 13% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: —
• 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

-38.3% since first listed

16 events — show timeline

• 2026-03-17 Pending — AcadianaMLS
• 2026-03-17 Pending — GBRMLS
• 2026-03-03 Price Changed $95,000 AcadianaMLS
• 2026-03-03 Price Changed $95,000 GBRMLS
• 2026-02-21 Price Changed $110,880 AcadianaMLS
• 2026-02-21 Price Changed $110,880 GBRMLS
• 2026-02-05 Relisted — AcadianaMLS
• 2026-02-05 Relisted — GBRMLS
• 2025-10-30 Pending — GBRMLS
• 2025-10-17 Price Changed $129,360 AcadianaMLS
• 2025-10-17 Price Changed $129,360 GBRMLS
• 2025-09-13 Price Changed $141,680 GBRMLS
• 2025-09-13 Price Changed $141,680 AcadianaMLS
• 2025-07-25 Listed $141,680 AcadianaMLS
• 2025-07-25 Listed $154,000 GBRMLS
• 2025-07-25 Listed $154,000 AcadianaMLS

Property tax history

+93.2%/yr

Latest (2024): $958 · +3.6% YoY. Source: county tax records.