234 Big Lake Rd · Alexandria, LA 71360

$160,000

4 bd · 2.0 ba · 1,456 sqft · Manufactured · 156 Days on market

Built 2021 Good condition 1.15 ac lot ↓ 4% since listing

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to find just the right home in the Kolin Community??? Then this is just the home you have been looking for!!! Located in a quiet country setting on 1.7 Acres this 2021 Double Wide Mobile home is move-in ready. With 4 Br. 2 Bths. this home features wood laminate flooring throughout, vaulted ceilings, a kitchen island, new appliances, and a dining area that overlooks beautiful woods. The large living area opens to the kitchen and offers plenty of space for relaxation. In addition, the large primary bedroom is flanked by a bathroom with tub and shower. There are three additional large bedrooms with access to a full hall bath with tub and shower. The laundry room has plenty of space for a freezer. This home qualifies for VA, FHA, and RD financing.

Key facts

• Large living area
• Dining area
• New appliances

Tags

• KITCHEN ISLAND
• NEW APPLIANCES
• DINING AREA
• WOOD LAMINATE FLOORING
• VAULTED CEILINGS
• LARGE LIVING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $20 ($245/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (10.9% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.9% in Alexandria — 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 64/100 on livability (#160 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 239 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 9.4

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-24,606
• Equity at exit: $23,857

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-19,665
• Equity at exit: $13,834

Cash invested: $44,800 (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 71360

• Home prices YoY: -26.9%
• Active inventory: 239
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $20

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 94%

Sensitivity live

Price	-10% $131	-5% $76	+0% $20	+5% $-35	+10% $-90
Rent	-10% $-92	-5% $-36	+0% $20	+5% $77	+10% $133
Rate	-1.0pp $101	-0.5pp $61	base $20	+0.5pp $-21	+1.0pp $-63

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $160,000 Active 156 DOM
2. 2026-06-18
   days on market $160,000 Active 155 DOM
3. 2026-06-17
   days on market $160,000 Active 154 DOM
4. 2026-06-16
   days on market $160,000 Active 153 DOM
5. 2026-06-15
   days on market $160,000 Active 152 DOM
6. 2026-06-14
   days on market $160,000 Active 150 DOM
7. 2026-06-13
   days on market $160,000 Active 149 DOM
8. 2026-06-10
   days on market $160,000 Active 147 DOM
9. 2026-06-09
   days on market $160,000 Active 146 DOM
10. 2026-06-08
    days on market $160,000 Active 145 DOM
11. 2026-06-07
    days on market $160,000 Active 144 DOM
12. 2026-06-03
    days on market $160,000 Active 140 DOM
13. 2026-06-03
    price $160,000 Active 139 DOM
14. 2026-06-02
    days on market $174,900 Active 139 DOM
15. 2026-06-01
    days on market $174,900 Active 138 DOM
16. 2026-05-31
    days on market $174,900 Active 137 DOM
17. 2026-05-30
    days on market $174,900 Active 136 DOM
18. 2026-02-04
    price $174,900 761-char remark

    Show marketing remark (761 chars)

    Looking to find just the right home in the Kolin Community??? Then this is just the home you have been looking for!!! Located in a quiet country setting on 1.7 Acres this 2021 Double Wide Mobile home is move-in ready. With 4 Br. 2 Bths. this home features wood laminate flooring throughout, vaulted ceilings, a kitchen island, new appliances, and a dining area that overlooks beautiful woods. The large living area opens to the kitchen and offers plenty of space for relaxation. In addition, the large primary bedroom is flanked by a bathroom with tub and shower. There are three additional large bedrooms with access to a full hall bath with tub and shower. The laundry room has plenty of space for a freezer. This home qualifies for VA, FHA, and RD financing.

19. 2026-01-13
    listed $182,500 Active 761-char remark

    Show marketing remark (761 chars)

    Looking to find just the right home in the Kolin Community??? Then this is just the home you have been looking for!!! Located in a quiet country setting on 1.7 Acres this 2021 Double Wide Mobile home is move-in ready. With 4 Br. 2 Bths. this home features wood laminate flooring throughout, vaulted ceilings, a kitchen island, new appliances, and a dining area that overlooks beautiful woods. The large living area opens to the kitchen and offers plenty of space for relaxation. In addition, the large primary bedroom is flanked by a bathroom with tub and shower. There are three additional large bedrooms with access to a full hall bath with tub and shower. The laundry room has plenty of space for a freezer. This home qualifies for VA, FHA, and RD financing.

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $17,106
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$4,655
• Taxable loss: −$2,448
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $832/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 80/100 None rehab

This 2021 double-wide mobile home is move-in ready and features wood laminate flooring, vaulted ceilings, and a kitchen island. The home is in good condition and has a clean and well-maintained appearance. The highest-ROI updates that would raise its resale or rental value include painting the interior walls, upgrading the kitchen appliances, landscaping the front yard, adding a small deck or patio, upgrading the flooring in the bathrooms, and adding a smart home system.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers.
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and increase its rental value.
• Both Adding a small deck or patio — A small deck or patio can increase the home's livability and appeal to potential buyers and renters.
• Resale Upgrading the flooring in the bathrooms — Upgrading the flooring in the bathrooms can make the home more appealing to potential buyers.
• Both Adding a smart home system — A smart home system can increase the home's appeal to potential buyers and renters, and can also add value to the home in the long run.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and increase its rental value. ↑
• Both Adding a small deck or patio — A small deck or patio can increase the home's livability and appeal to potential buyers and renters. ↑
• Resale Upgrading the flooring in the bathrooms — Upgrading the flooring in the bathrooms can make the home more appealing to potential buyers. ↑
• Both Adding a smart home system — A smart home system can increase the home's appeal to potential buyers and renters, and can also add value to the home in the long run. ↑

ⓘ 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: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Alexandria

• Score: 64/100
• State rank: #160
• US rank: #13698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rapides Parish · 59,791 people
• City population: 25,138
• Metro: Alexandria, LA
• Population (ZIP): 34,653
• Household income: $60,527
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 960.0

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Serbian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.92%
• Current HPI: 203.0411
• Rent YoY: —
• Metro: Alexandria, 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

-4.2% since first listed

2 events — show timeline

• 2026-02-04 Price Changed $174,900 AcadianaMLS
• 2026-01-13 Listed $182,500 AcadianaMLS