44309 Marie Dr · Albany, LA 70403

$99,000

5 bd · 4.0 ba · 1,280 sqft · Manufactured · 228 Days on market

Built 2020 Fair condition 1.50 ac lot $77/sqft · 47% below area Est $186k · 47% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING TO BUY AN INVESTMENT PROPERTY? LOOK NO MORE, THIS IS IT! 2 MOBILE HOMES SITTING ON 1.5 ACRE LOT! 1996- 16 X 80 3 BEDROOM 2 BATH (PREVIOUSLY RENTED FOR $87S) 1986-14 X 70 2 BEDROOM 2 BATH (PREVIOUSLY RENTED FOR $750-NEED A LITTLE TLC BUT HAS LOTS OF POTENTIAL. CALL LISTING AGENT FOR MORE DETAILS AND TO SET UP APPOINTMENT TO VIEW--CASH OR CONVENTIONAL FOR INVESTMENT FINANCING ONLY! WILL NOT QUALIFY FOR RD/FHA FINANCING!! MUST HAVE LICENSED AGENT TO WALK AND/OR ENTER PROPERTY.

Key facts

• 1.5 acre lot
• Parking
• Listed 228 days

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath manufactured listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 4.5% in Albany — 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 77/100 on livability (#12 in LA, #3,099 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 329 active listings in the ZIP; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 43% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.86% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.28%
• DSCR: 2.66
• GRM: 4.5

CMA / ARV

• ARV (median comp): $186,073
• List price: $99,000
• Delta: -46.79%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.23×
• Total profit: $33,967
• Equity at exit: $14,761

10-year hold

• IRR: 36.1%
• Equity multiple: 3.94×
• Total profit: $81,365
• Equity at exit: $8,560

Cash invested: $27,720 (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 70403

• Home prices YoY: -34.1%
• Rents YoY: 0.3%
• Active inventory: 329
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $861

Break-even live

Break-even rent $750

Max offer price $99,000

Occupancy floor 48%

Sensitivity live

Price	-10% $917	-5% $889	+0% $861	+5% $833	+10% $805
Rent	-10% $716	-5% $789	+0% $861	+5% $934	+10% $1,007
Rate	-1.0pp $911	-0.5pp $886	base $861	+0.5pp $836	+1.0pp $809

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $99,000 Active 228 DOM
2. 2026-06-19
   days on market $99,000 Active 226 DOM
3. 2026-06-18
   days on market $99,000 Active 225 DOM
4. 2026-06-17
   days on market $99,000 Active 224 DOM
5. 2026-06-16
   days on market $99,000 Active 223 DOM
6. 2026-06-15
   days on market $99,000 Active 222 DOM
7. 2026-06-14
   days on market $99,000 Active 220 DOM
8. 2026-06-13
   days on market $99,000 Active 219 DOM
9. 2026-06-10
   days on market $99,000 Active 217 DOM
10. 2026-06-09
    days on market $99,000 Active 216 DOM
11. 2026-06-08
    days on market $99,000 Active 215 DOM
12. 2026-06-07
    days on market $99,000 Active 214 DOM
13. 2026-06-05
    days on market $99,000 Active 211 DOM
14. 2026-06-03
    days on market $99,000 Active 210 DOM
15. 2026-06-02
    days on market $99,000 Active 209 DOM
16. 2026-06-01
    days on market $99,000 Active 208 DOM
17. 2026-05-31
    days on market $99,000 Active 207 DOM
18. 2026-05-30
    days on market $99,000 Active 206 DOM
19. 2025-10-30
    listed $99,000 Active 486-char remark

    Show marketing remark (487 chars)

    LOOKING TO BUY AN INVESTMENT PROPERTY? LOOK NO MORE, THIS IS IT! 2 MOBILE HOMES SITTING ON 1.5 ACRE LOT! 1996- 16 X 80 3 BEDROOM 2 BATH (PREVIOUSLY RENTED FOR $87S) 1986-14 X 70 2 BEDROOM 2 BATH (PREVIOUSLY RENTED FOR $750-NEED A LITTLE TLC BUT HAS LOTS OF POTENTIAL. CALL LISTING AGENT FOR MORE DETAILS AND TO SET UP APPOINTMENT TO VIEW--CASH OR CONVENTIONAL FOR INVESTMENT FINANCING ONLY! WILL NOT QUALIFY FOR RD/FHA FINANCING!! MUST HAVE LICENSED AGENT TO WALK AND/OR ENTER PROPERTY.

20. 2025-10-30
    listed $99,000 Active 487-char remark

    Show marketing remark (487 chars)

    LOOKING TO BUY AN INVESTMENT PROPERTY? LOOK NO MORE, THIS IS IT! 2 MOBILE HOMES SITTING ON 1.5 ACRE LOT! 1996- 16 X 80 3 BEDROOM 2 BATH (PREVIOUSLY RENTED FOR $87S) 1986-14 X 70 2 BEDROOM 2 BATH (PREVIOUSLY RENTED FOR $750-NEED A LITTLE TLC BUT HAS LOTS OF POTENTIAL. CALL LISTING AGENT FOR MORE DETAILS AND TO SET UP APPOINTMENT TO VIEW--CASH OR CONVENTIONAL FOR INVESTMENT FINANCING ONLY! WILL NOT QUALIFY FOR RD/FHA FINANCING!! MUST HAVE LICENSED AGENT TO WALK AND/OR ENTER PROPERTY.

21. 2021-11-17
    listed $129,000
22. 2020-10-01
    listed $127,500
23. 2019-09-03
    listed $90,000

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$164/yr (+$14/mo · 43.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,077
• − Mortgage interest: −$5,546
• − Property taxes: −$381
• − Insurance: −$495
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$2,880
• Taxable income: $9,243
• Est. tax owed @ 24.0%: −$2,218
• After-tax cash flow: $8,116/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 · 8 photos

Fair 45/100 Moderate rehab

This mobile home requires significant repairs and maintenance to improve its condition and increase its value. Consider a moderate renovation to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Rusty metal roof
• Major flooring — Worn carpet
• Major HVAC/mechanicals — No visible signs of recent maintenance

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet — Improves comfort and reduces maintenance
• Both Replace siding and roof — Significant structural improvements
• Both Replace HVAC/mechanicals — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Rusty metal roof	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
HVAC/mechanicals · No visible signs of recent maintenance	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — Improves comfort and reduces maintenance ↑
• Both Replace siding and roof — Significant structural improvements ↑
• Both Replace HVAC/mechanicals — Ensures comfort and energy efficiency ↑

ⓘ 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: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

Livability — Albany

• Score: 77/100
• State rank: #12
• US rank: #3099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tangipahoa Parish · 85,958 people
• Metro: Hammond, LA
• Population (ZIP): 30,173
• Household income: $50,976
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1201.0

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 55% Black 37% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Arabic 1%

Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.04%
• Current HPI: 127.4535
• Rent YoY: ▲ 0.33%
• Metro: Hammond, LA
• 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

+10.0% since first listed

5 events — show timeline

• 2025-10-30 Listed $99,000 GSREIN
• 2025-10-30 Listed $99,000 AcadianaMLS
• 2021-11-17 Listed $129,000 AcadianaMLS
• 2020-10-01 Listed $127,500 AcadianaMLS
• 2019-09-03 Listed $90,000 AcadianaMLS

Property tax history

+17.1%/yr

Latest (2025): $381 · +0.4% YoY. Source: county tax records.