215 Napa St · Chauvin, LA 70433

$49,500

2 bd · 2.0 ba · 832 sqft · Manufactured · 92 Days on market

Built 2006 0.33 ac lot $59/sqft · at area comps Est $50k · at est. ↓ 10% 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
• Rent growth +3.6/5.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, 2 bath Lexington mobile home is perched high off of the ground. It can be a camp or nice starter home, either way evening sitting on two porches, one front and one back certainly will be peaceful wathching the sun go down. There is a lower deck with an above ground pool recessed in it. On top deck is a covered porch, it has a bar for enjoying the 24 x 12 covered area.

Key facts

• Covered porch
• Above ground pool
• Two porches

Tags

• ABOVE GROUND POOL
• COVERED PORCH
• TWO PORCHES
• LOWER DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#245 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools C-, amenities F, commute F.
• Terrebonne Parish (other): math 32% / reading 46% proficiency, ranked #23 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 524 active listings in the ZIP; solid renter incomes; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $6k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,045 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 2.83% ✓
• Cap rate: 25.41%
• Cash-on-cash: 68.27%
• DSCR: 4.04
• GRM: 2.9

CMA / ARV

• ARV (median comp): $49,500
• List price: $49,500
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Napa St	0.00mi	2/2.0	832 (0%)	0mo	$49,500	$59	100

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 · 4.31% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.24×
• Total profit: $17,172
• Equity at exit: $7,381

10-year hold

• IRR: 37.5%
• Equity multiple: 4.87×
• Total profit: $53,622
• Equity at exit: $4,280

Cash invested: $13,860 (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 70433

• Rents YoY: 4.3%
• Active inventory: 524
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $362

Break-even live

Break-even rent $944

Max offer price $49,500

Occupancy floor 69%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-24
   price $49,500 386-char remark

   Show marketing remark (387 chars)

   This 2 bedroom, 2 bath Lexington mobile home is perched high off of the ground. It can be a camp or nice starter home, either way evening sitting on two porches, one front and one back certainly will be peaceful wathching the sun go down. There is a lower deck with an above ground pool recessed in it. On top deck is a covered porch, it has a bar for enjoying the 24 x 12 covered area.

2. 2026-03-24
   price $49,500 387-char remark

   Show marketing remark (387 chars)

   This 2 bedroom, 2 bath Lexington mobile home is perched high off of the ground. It can be a camp or nice starter home, either way evening sitting on two porches, one front and one back certainly will be peaceful wathching the sun go down. There is a lower deck with an above ground pool recessed in it. On top deck is a covered porch, it has a bar for enjoying the 24 x 12 covered area.

3. 2026-02-19
   listed $55,000 Active 386-char remark

   Show marketing remark (387 chars)

   This 2 bedroom, 2 bath Lexington mobile home is perched high off of the ground. It can be a camp or nice starter home, either way evening sitting on two porches, one front and one back certainly will be peaceful wathching the sun go down. There is a lower deck with an above ground pool recessed in it. On top deck is a covered porch, it has a bar for enjoying the 24 x 12 covered area.

4. 2026-02-19
   listed $55,000 Active 387-char remark

   Show marketing remark (387 chars)

   This 2 bedroom, 2 bath Lexington mobile home is perched high off of the ground. It can be a camp or nice starter home, either way evening sitting on two porches, one front and one back certainly will be peaceful wathching the sun go down. There is a lower deck with an above ground pool recessed in it. On top deck is a covered porch, it has a bar for enjoying the 24 x 12 covered area.

5. 2023-10-31
   soldstatus Sold
6. 2023-10-31
   soldstatus $50,000
7. 2023-10-11
   status Pending
8. 2023-10-02
   listed $55,000 Active
9. 2023-10-02
   listed $55,000
10. 2023-09-07
    historical
11. 2023-08-15
    listed $55,000 Active
12. 2023-08-15
    listed $55,000
13. 2008-08-13
    soldstatus
14. 2005-04-14
    soldstatus
15. 2004-12-02
    soldstatus

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $470 · $39/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $16,828
• − Mortgage interest: −$2,773
• − Property taxes: −$470
• − Insurance: −$5,366
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$1,440
• Taxable income: $4,087
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $3,362/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: Terrebonne Parish
• NCES district ID: 2201740
• Math proficiency: 32% ▼ -36.00%
• Reading proficiency: 46% ▼ -30.00%
• Median HH income: $47,612
• Composite: 33.38/100
• National rank: #5480
• State rank: #23 of 98 in LA

Livability — Chauvin

• Score: 60/100
• State rank: #245
• US rank: #18485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chauvin, LA
• County: Saint Tammany Parish · 228,296 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 41,876
• Household income: $81,241
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1287.0

Population outlook (Terrebonne County) Hauer SSP2

• Today (2025): 118,724 people
• By 2030: 120,321 · +1.3%
• By 2040: 121,894 · +2.7%
• By 2050: 121,119 · +2.0%
• By 2075: 117,270 · -1.2%
• By 2100: 107,544 · -9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 7% Two or more races 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 17% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Terrebonne

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.3% · Other 1.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -40.9pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.0 2016: R+48.4 2012: R+41.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.14%
• Current HPI: 181.8348
• Rent YoY: ▲ 4.31%
• Metro: New Orleans-Metairie, 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

15 events — show timeline

• 2026-03-24 Price Changed $49,500 AcadianaMLS
• 2026-03-24 Price Changed $49,500 GBRMLS
• 2026-02-19 Listed $55,000 GBRMLS
• 2026-02-19 Listed $55,000 AcadianaMLS
• 2023-10-31 Sold (Public Records) $50,000 Public Records
• 2023-10-31 Sold (MLS) — GBRMLS
• 2023-10-11 Pending — GBRMLS
• 2023-10-02 Listed $55,000 AcadianaMLS
• 2023-10-02 Listed $55,000 GBRMLS
• 2023-09-07 Delisted — GBRMLS
• 2023-08-15 Listed $55,000 AcadianaMLS
• 2023-08-15 Listed $55,000 GBRMLS
• 2008-08-13 Sold (Public Records) — Public Records
• 2005-04-14 Sold (Public Records) — Public Records
• 2004-12-02 Sold (Public Records) — Public Records

Property tax history

-1.9%/yr

Latest (2025): $470 · -2.0% YoY. Source: county tax records.