537 Highway 20 · Schriever, LA 70395

$69,000

3 bd · 2.0 ba · 1,550 sqft · Manufactured public records · 46 Days on market

Built 1997 0.89 ac lot $45/sqft · 10% above area Est $67k · at est. ↓ 8% 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 +5.9/15.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile home located on two highway-front lots, offering excellent visibility and potential. The home includes 3 bedrooms and 2 full bathrooms but requires repairs and updates. Ideal for investors, renovation projects, or buyers seeking a property with potential to customize.

Key facts

• 0.89 acre lot
• 2 parking spots
• Built 1997

Property features AI

Finance

• Other: Located in the Patrick Leblanc subdivision

Exterior

• Parking: 2 parking spaces; Driveway with gravel/unpaved parking
• Utilities: Septic tank
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; Pillar/post/pier foundation; Built area approximately 1,641 (listed)
• Exterior features: Partial chain-link fencing; Lot roughly 0.89 acre (approximately 200' x 193.5' x 200' x 194.5')

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; Window unit cooling
• Interior features: Window cooling units

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 4.5% in Schriever — 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 63/100 on livability (#201 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, 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: 38 active listings in the ZIP; 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 $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
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: 1.71% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.82%
• DSCR: 2.33
• GRM: 4.9

CMA / ARV

• ARV (median comp): $66,594
• List price: $69,000
• Delta: 12.62%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.4%
• Equity multiple: 2.00×
• Total profit: $19,397
• Equity at exit: $10,288

10-year hold

• IRR: 32.2%
• Equity multiple: 3.91×
• Total profit: $56,267
• Equity at exit: $5,966

Cash invested: $19,320 (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 70395

• Home prices YoY: -22.1%
• Active inventory: 38
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $480

Break-even live

Break-even rent $569

Max offer price $69,000

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $69,000 Active 46 DOM
2. 2026-06-18
   days on market $69,000 Active 45 DOM
3. 2026-06-17
   price $69,000 Active 44 DOM

   Show marketing remark (275 chars)

   Mobile home located on two highway-front lots, offering excellent visibility and potential. The home includes 3 bedrooms and 2 full bathrooms but requires repairs and updates. Ideal for investors, renovation projects, or buyers seeking a property with potential to customize.

4. 2026-06-17
   days on market $75,000 Active 44 DOM

   Show marketing remark (275 chars)

   Mobile home located on two highway-front lots, offering excellent visibility and potential. The home includes 3 bedrooms and 2 full bathrooms but requires repairs and updates. Ideal for investors, renovation projects, or buyers seeking a property with potential to customize.

5. 2026-06-16
   days on market $75,000 Active 43 DOM
6. 2026-06-15
   days on market $75,000 Active 42 DOM
7. 2026-06-14
   days on market $75,000 Active 40 DOM
8. 2026-06-13
   days on market $75,000 Active 39 DOM
9. 2026-06-10
   days on market $75,000 Active 37 DOM
10. 2026-06-09
    days on market $75,000 Active 36 DOM
11. 2026-06-08
    days on market $75,000 Active 35 DOM
12. 2026-06-07
    days on market $75,000 Active 34 DOM
13. 2026-06-05
    days on market $75,000 Active 31 DOM
14. 2026-06-03
    days on market $75,000 Active 30 DOM
15. 2026-06-02
    days on market $75,000 Active 29 DOM
16. 2026-06-01
    days on market $75,000 Active 28 DOM
17. 2026-05-31
    days on market $75,000 Active 27 DOM
18. 2026-05-30
    days on market $75,000 Active 26 DOM
19. 2026-05-04
    listed $75,000 Active 275-char remark

    Show marketing remark (275 chars)

    Mobile home located on two highway-front lots, offering excellent visibility and potential. The home includes 3 bedrooms and 2 full bathrooms but requires repairs and updates. Ideal for investors, renovation projects, or buyers seeking a property with potential to customize.

20. 2026-05-04
    listed $75,000 Active 275-char remark

    Show marketing remark (275 chars)

    Mobile home located on two highway-front lots, offering excellent visibility and potential. The home includes 3 bedrooms and 2 full bathrooms but requires repairs and updates. Ideal for investors, renovation projects, or buyers seeking a property with potential to customize.

21. 1997-09-30
    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: $705 · $59/mo
• Projected year-2 tax: $705 · $59/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $14,118
• − Mortgage interest: −$3,865
• − Property taxes: −$705
• − Insurance: −$345
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,007
• Taxable income: $4,937
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $4,576/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 — Schriever

• Score: 63/100
• State rank: #201
• US rank: #15672

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schriever, LA
• Population (ZIP): 4,266

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 17% Two or more races 3% Native American 2%
• Common ancestry: Lithuanian 26% Slovak 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · French/Haitian/Cajun 3%

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: ▼ -39.31%
• Current HPI: 138.4812
• 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

-8.0% since first listed

5 events — show timeline

• 2026-06-17 Price Changed $69,000 AcadianaMLS
• 2026-06-17 Price Changed $69,000 GBRMLS
• 2026-05-04 Listed $75,000 GBRMLS
• 2026-05-04 Listed $75,000 AcadianaMLS
• 1997-09-30 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2025): $705 · -5.2% YoY. Source: county tax records.