2208 Violet St · Jackson, LA 70748

$70,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 1 Days on market

Built 1998 0.52 ac lot

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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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 1998 Sunshine mobile home situated on 0.52 acres in an established neighborhood with convenient access to town. This 16x72 home offers 2 bedrooms and 2 full bathrooms, along with a front porch perfect for relaxing outdoors. The spacious living area features a built-in TV stand, adding both convenience and functionality. The kitchen offers ample cabinet space and a spacious island, making meal preparation and entertaining a breeze. The primary bathroom features a garden tub, providing the perfect place to unwind after a long day with a relaxing soak. Recent improvements include new shutters, and skirting installed approximately one month ago, as well as professional releveling completed within the last month. The property features a concrete driveway and a 10x12 storage shed with a half loft and electricity, providing excellent storage or workshop space. Refrigerator, freezer, washer, and dryer will remain with the home. If you're looking for a move-in ready property that has been well cared for, this one is a must-see.

Key facts

• Spacious island
• Built-in tv stand
• Front porch

Tags

• FRONT PORCH
• BUILT-IN TV STAND
• AMPLE CABINET SPACE
• SPACIOUS ISLAND
• GARDEN TUB
• NEW SHUTTERS

Property features AI

Finance

• Other: Lot approximately 0.52 acres (49 x 150 x 99 x 150); Located in a rural tract (no subdivision)

Exterior

• Parking: 2 parking spaces; Open parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential); Single-story
• Construction: Vinyl siding; Other foundation
• Exterior features: Porch; No fencing; Composition roof

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Range, Oven, Dishwasher, Refrigerator; Vinyl flooring; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 19.5% vs local median 1.9% in Jackson — 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 61/100 on livability (#239 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• East Feliciana Parish (rural): math 19% / reading 28% proficiency, ranked #62 of 98 in LA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 42 units permitted in East Feliciana 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.
• East Feliciana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $70,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 2.14% ✓
• Cap rate: 19.47%
• Cash-on-cash: 47.07%
• DSCR: 3.09
• GRM: 3.9

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: 44.4%
• Equity multiple: 2.92×
• Total profit: $37,605
• Equity at exit: $10,437

10-year hold

• IRR: 50.3%
• Equity multiple: 5.88×
• Total profit: $95,722
• 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 70748

• Home prices YoY: -26.2%
• Active inventory: 65
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $769

Break-even live

Break-even rent $527

Max offer price $70,000

Occupancy floor 44%

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
1731 Walnut St Jackson, LA	3.0	1.0	1500	$1,500	$1.00	23d	1	0.40mi

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark

   Show marketing remark (1050 chars)

   Well-maintained 1998 Sunshine mobile home situated on 0.52 acres in an established neighborhood with convenient access to town. This 16x72 home offers 2 bedrooms and 2 full bathrooms, along with a front porch perfect for relaxing outdoors. The spacious living area features a built-in TV stand, adding both convenience and functionality. The kitchen offers ample cabinet space and a spacious island, making meal preparation and entertaining a breeze. The primary bathroom features a garden tub, providing the perfect place to unwind after a long day with a relaxing soak. Recent improvements include new shutters, and skirting installed approximately one month ago, as well as professional releveling completed within the last month. The property features a concrete driveway and a 10x12 storage shed with a half loft and electricity, providing excellent storage or workshop space. Refrigerator, freezer, washer, and dryer will remain with the home. If you're looking for a move-in ready property that has been well cared for, this one is a must-see.

2. 2026-06-07
   listed $70,000 Pending 1 DOM

   Show marketing remark (1050 chars)

   Well-maintained 1998 Sunshine mobile home situated on 0.52 acres in an established neighborhood with convenient access to town. This 16x72 home offers 2 bedrooms and 2 full bathrooms, along with a front porch perfect for relaxing outdoors. The spacious living area features a built-in TV stand, adding both convenience and functionality. The kitchen offers ample cabinet space and a spacious island, making meal preparation and entertaining a breeze. The primary bathroom features a garden tub, providing the perfect place to unwind after a long day with a relaxing soak. Recent improvements include new shutters, and skirting installed approximately one month ago, as well as professional releveling completed within the last month. The property features a concrete driveway and a 10x12 storage shed with a half loft and electricity, providing excellent storage or workshop space. Refrigerator, freezer, washer, and dryer will remain with the home. If you're looking for a move-in ready property that has been well cared for, this one is a must-see.

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $385 · $32/mo
• Expected delta: +$146/yr (+$12/mo · 61.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$3,921
• − Property taxes: −$239
• − Insurance: −$350
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,036
• Taxable income: $8,574
• Est. tax owed @ 24.0%: −$2,058
• After-tax cash flow: $7,168/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: East Feliciana Parish
• NCES district ID: 2200600
• Math proficiency: 19% ▼ -36.00%
• Reading proficiency: 28% ▼ -37.00%
• Median HH income: $43,478
• Composite: 20.16/100
• National rank: #8636
• State rank: #62 of 98 in LA

Livability — Jackson

• Score: 61/100
• State rank: #239
• US rank: #18179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, LA
• City population: 7,016
• Population (ZIP): 7,016

Population outlook (East Feliciana County) Hauer SSP2

• Today (2025): 18,858 people
• By 2030: 18,225 · -3.4%
• By 2040: 16,760 · -11.1%
• By 2050: 15,456 · -18.0%
• By 2075: 13,112 · -30.5%
• By 2100: 11,117 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Two or more races 9% Hispanic / Latino 5% Native American 1%
• Common ancestry: Lithuanian 7% Italian 4% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · East Feliciana

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -11.7pp toward R · 2008: -10.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+17.0 2016: R+13.3 2012: R+7.3 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.49%
• Current HPI: 136.6804
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-07 Pending — AcadianaMLS
• 2026-06-07 Pending — GBRMLS
• 2026-06-03 Listed $70,000 GBRMLS
• 2026-06-03 Listed $70,000 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $239 · -10.1% YoY. Source: county tax records.