215 Liz Dr · St. Martinville, LA 70582

$70,000

4 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 131 Days on market

Built 2022 10,018 sqft lot Est $118k · 41% 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Almost new! This manufactured home features 4 bedrooms and 2 baths with an inviting open floor plan. The kitchen includes a spacious island, granite countertops, and ample cabinet storage. The dining area opens directly to the fenced backyard, ideal for family gatherings or outdoor activities. Additional highlights include large bedrooms and a 2-car concrete driveway.

Key facts

• Spacious island
• Open floor plan
• Granite countertops

Tags

• OPEN FLOOR PLAN
• SPACIOUS ISLAND
• GRANITE COUNTERTOPS
• AMPLE CABINET STORAGE
• FENCED BACKYARD
• 2 CAR CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 6.9% in St. Martinville — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: St. Martinville Primary School (math 20% / reading 30%, grade F, #381 of 646 statewide, top 59%, 498 students, 77% FRL); St. Martinville Junior High School (math 9% / reading 32%, grade F, #161 of 218 statewide, top 76%, 385 students, 75% FRL); St. Martinville Senior High School (math 12% / reading 22%, grade F, #203 of 265 statewide, top 80%, 610 students, 67% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $33k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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: 1.79% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.64%
• DSCR: 2.41
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $117,936
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Liz Dr	0.00mi	4/2.0	1,512 (0%)	2mo	$70,000	$46	98
217 Liz Dr	0.01mi	4/2.0	1,568 (+4%)	16mo	$122,500	$78	80
225 Liz Dr	0.07mi	3/2.0 (-1)	1,568 (+4%)	11mo	$143,900	$92	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 26.6%
• Equity multiple: 2.10×
• Total profit: $21,587
• Equity at exit: $10,437

10-year hold

• IRR: 34.2%
• Equity multiple: 4.12×
• Total profit: $61,230
• Equity at exit: $6,052

Cash invested: $19,600 (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 70582

• Home prices YoY: -23.8%
• Active inventory: 125
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $517

Break-even live

Break-even rent $596

Max offer price $70,000

Occupancy floor 54%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Sugar Creek Rd Saint Martinville, LA	3.0	2.0	1280	$1,250	$0.98	43d	1	1.44mi

Listing history 9 events

1. 2026-04-23
   soldstatus $70,000
2. 2026-04-22
   status Pending
3. 2026-04-22
   status Active
4. 2026-04-22
   price $70,000
5. 2026-03-05
   status Pending
6. 2026-01-17
   price $86,520
7. 2025-12-16
   price $94,760
8. 2025-10-23
   listed $103,000 Active
9. 2025-10-06
   soldstatus $60,000

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $893 · $74/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: $15,000
• − Mortgage interest: −$3,921
• − Property taxes: −$893
• − Insurance: −$350
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,036
• Taxable income: $5,400
• Est. tax owed @ 24.0%: −$1,296
• After-tax cash flow: $4,906/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: St. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — St. Martinville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Martinville, LA
• Population (ZIP): 19,159

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 30% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 15%
• Foreign-born: 1%
• Languages at home: 92% English-only · French/Haitian/Cajun 7% Spanish 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.36%
• Current HPI: 155.151
• 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

+16.7% since first listed

9 events — show timeline

• 2026-04-23 Sold (Public Records) $70,000 Public Records
• 2026-04-22 Pending — AcadianaMLS
• 2026-04-22 Relisted — AcadianaMLS
• 2026-04-22 Price Changed $70,000 AcadianaMLS
• 2026-03-05 Pending — AcadianaMLS
• 2026-01-17 Price Changed $86,520 AcadianaMLS
• 2025-12-16 Price Changed $94,760 AcadianaMLS
• 2025-10-23 Listed $103,000 AcadianaMLS
• 2025-10-06 Sold (Public Records) $60,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $893 · +0.0% YoY. Source: county tax records.