10255 Railroad Dr · Maringouin, LA 70757

$72,400

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 572 Days on market

Built 1995 Good condition 4,791 sqft lot $50/sqft · 40% below area Est $120k · 40% under ↓ 10% since listing

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Why this score? — see what drove the A- 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
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

*Newly Renovated & $0 Property Tax Potential!* Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready--ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

Key facts

• Spacious living area
• Cozy fireplace
• 4,791 sq ft lot

Tags

• LOW-MAINTENANCE LIVING SPACE
• COZY FIREPLACE
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN DESIGN
• LUXURIOUS EN-SUITE BATH
• AMPLE STORAGE CABINETS

🏷️ Possibly a rental listed for sale. The $72,400 price doesn't fit this home's estimated sale value (~$119,762) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#163 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: employment D, crime F, amenities F.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — 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; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($501 loan paydown + $2k appreciation (3.0% local appreciation)).
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 572 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $63,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 572 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 B-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.65% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.21%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (median comp): $119,762
• List price: $72,400
• Delta: -39.55%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77845 Belmont Ln	0.52mi	3/2.0	1,352 (-6%)	0mo	$135,000	$100	65

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: 28.5%
• Equity multiple: 2.62×
• Total profit: $32,751
• Equity at exit: $32,554

10-year hold

• IRR: 29.1%
• Equity multiple: 5.10×
• Total profit: $83,090
• Equity at exit: $50,170

Cash invested: $20,272 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$90 /mo · $1,086/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $376

Break-even live

Break-even rent $717

Max offer price $72,400

Occupancy floor 63%

Sensitivity live

Price	-10% $426	-5% $401	+0% $376	+5% $351	+10% $326
Rent	-10% $282	-5% $329	+0% $376	+5% $424	+10% $471
Rate	-1.0pp $413	-0.5pp $395	base $376	+0.5pp $358	+1.0pp $339

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: $18,100
• Closing costs: $2,172
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-07
   statusdays on market $72,400 Pending 572 DOM
2. 2026-06-03
   days on market $72,400 Active 570 DOM
3. 2026-06-02
   days on market $72,400 Active 569 DOM
4. 2026-06-01
   days on market $72,400 Active 568 DOM
5. 2026-05-31
   days on market $72,400 Active 567 DOM
6. 2026-05-31
   days on market $72,400 Active 566 DOM
7. 2025-10-30
   price $72,400 836-char remark

   Show marketing remark (846 chars)

   * Newly Renovated & $0 Property Tax Potential! * Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready—ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

8. 2025-10-30
   price $72,400 846-char remark

   Show marketing remark (846 chars)

   * Newly Renovated & $0 Property Tax Potential! * Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready—ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

9. 2025-06-10
   price $72,500 836-char remark

   Show marketing remark (846 chars)

   * Newly Renovated & $0 Property Tax Potential! * Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready—ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

10. 2025-06-10
    price $72,500 846-char remark

    Show marketing remark (846 chars)

    * Newly Renovated & $0 Property Tax Potential! * Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready—ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

11. 2025-02-03
    price $75,000 836-char remark

    Show marketing remark (846 chars)

    * Newly Renovated & $0 Property Tax Potential! * Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready—ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

12. 2025-02-03
    price $75,000 846-char remark

    Show marketing remark (846 chars)

    * Newly Renovated & $0 Property Tax Potential! * Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready—ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

13. 2024-12-11
    listed $80,000 Active 846-char remark

    Show marketing remark (846 chars)

    * Newly Renovated & $0 Property Tax Potential! * Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready—ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

14. 2024-12-11
    historical 846-char remark

    Show marketing remark (846 chars)

    * Newly Renovated & $0 Property Tax Potential! * Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready—ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

15. 2024-12-11
    status Active 846-char remark

    Show marketing remark (846 chars)

    * Newly Renovated & $0 Property Tax Potential! * Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready—ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

16. 2024-12-09
    status Pending 846-char remark

    Show marketing remark (846 chars)

    * Newly Renovated & $0 Property Tax Potential! * Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready—ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

17. 2024-11-07
    listed $80,000 Active 836-char remark

    Show marketing remark (846 chars)

    * Newly Renovated & $0 Property Tax Potential! * Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready—ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

18. 2024-11-07
    listed $80,000 Active 846-char remark

    Show marketing remark (846 chars)

    * Newly Renovated & $0 Property Tax Potential! * Discover a great investment opportunity in the heart of Maringouin! This well-maintained 3-bedroom, 2-bath Fleetwood home offers comfort, space, and peace of mind in Flood Zone X. Step inside to find an inviting, carpet-free interior with a spacious living area centered around a cozy fireplace. The kitchen shines with a large island, breakfast bar, and generous cabinetry for all your storage needs. The primary suite provides a private retreat with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath offer plenty of room for family or guests. With tenants already in place on a month-to-month lease, this property is move-in or income-ready—ideal for investors seeking steady returns and easy ownership in beautiful country surroundings.

ⓘ 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 8/10 Severe FEMA zone X · 99% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,327
• − Mortgage interest: −$4,056
• − Property taxes: −$1,086
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,106
• Taxable income: $3,627
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $3,646/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath Fleetwood home in Maringouin, Louisiana, offers a great investment opportunity with a newly renovated interior and a $0 property tax potential.

Value-add opportunities

• Both Paint the exterior walls — Fresh paint can improve the home's curb appeal and value.
• Both Replace the ceiling fan — A new ceiling fan can improve air circulation and add to the home's overall comfort and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Fresh paint can improve the home's curb appeal and value. ↑
• Both Replace the ceiling fan — A new ceiling fan can improve air circulation and add to the home's overall comfort and value. ↑

ⓘ 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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — Maringouin

• Score: 64/100
• State rank: #163
• US rank: #13898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maringouin, LA
• Population (ZIP): 2,204

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

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 · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

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

-9.5% since first listed

12 events — show timeline

• 2025-10-30 Price Changed $72,400 AcadianaMLS
• 2025-10-30 Price Changed $72,400 GBRMLS
• 2025-06-10 Price Changed $72,500 AcadianaMLS
• 2025-06-10 Price Changed $72,500 GBRMLS
• 2025-02-03 Price Changed $75,000 AcadianaMLS
• 2025-02-03 Price Changed $75,000 GBRMLS
• 2024-12-11 Listed $80,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-12-11 Relisted — GBRMLS
• 2024-12-09 Pending — GBRMLS
• 2024-11-07 Listed $80,000 GBRMLS
• 2024-11-07 Listed $80,000 AcadianaMLS