1027 Anne Dr · Arnaudville, LA 70512

$185,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 110 Days on market

Built 2001 1.29 ac lot $87/sqft · 15% below area Est $210k · 12% under

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Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +12.9/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This double wide mobile home offers 2,240 sq ft of comfortable living space and sits on a well maintained 1.23 acres. With 4 bedrooms and 2 full baths, there is plenty of room for family and entertainment.Inside, the open floor plan feels bright and welcoming. The user-friendly kitchen offers good counter space and opens to the main living areas. The living room features a large wood burning fireplace and formal dining room area.Owners have recently added a spacious 24x10 front porch, perfect for enjoying morning coffee while overlooking the peaceful land. Updates also include a new roof on the shed and a newly added shed for the water well. A metal roof covers the home, and an extra large covered awning provides space for patio use or covered parking. This property offers comfort, space, and a rare chance to enjoy country living.

Key facts

• 1.29 acre lot
• 4 parking spots
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/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 $180k (2.7% below list).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#52 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 65 active listings in the ZIP; 54 units permitted in St. Martin 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 $6k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 0.97% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (median comp): $210,000
• List price: $185,000
• Delta: -11.90%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-10,179
• Equity at exit: $27,584

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $16,419
• Equity at exit: $15,995

Cash invested: $51,800 (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 70512

• Home prices YoY: -28.6%
• Active inventory: 65
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $312

Break-even live

Break-even rent $1,406

Max offer price $185,000

Occupancy floor 78%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-14
   statusdays on market $185,000 Pending 110 DOM
2. 2026-06-13
   days on market $185,000 Active 109 DOM
3. 2026-06-10
   days on market $185,000 Active 107 DOM
4. 2026-06-09
   days on market $185,000 Active 106 DOM
5. 2026-06-08
   days on market $185,000 Active 105 DOM
6. 2026-06-07
   days on market $185,000 Active 104 DOM
7. 2026-06-05
   days on market $185,000 Active 101 DOM
8. 2026-06-02
   days on market $185,000 Active 99 DOM
9. 2026-06-01
   days on market $185,000 Active 98 DOM
10. 2026-05-31
    statusdays on market $185,000 Active 97 DOM
11. 2026-05-05
    status Pending 842-char remark

    Show marketing remark (842 chars)

    This double wide mobile home offers 2,240 sq ft of comfortable living space and sits on a well maintained 1.23 acres. With 4 bedrooms and 2 full baths, there is plenty of room for family and entertainment.Inside, the open floor plan feels bright and welcoming. The user-friendly kitchen offers good counter space and opens to the main living areas. The living room features a large wood burning fireplace and formal dining room area.Owners have recently added a spacious 24x10 front porch, perfect for enjoying morning coffee while overlooking the peaceful land. Updates also include a new roof on the shed and a newly added shed for the water well. A metal roof covers the home, and an extra large covered awning provides space for patio use or covered parking. This property offers comfort, space, and a rare chance to enjoy country living.

12. 2026-03-31
    price $185,000 842-char remark

    Show marketing remark (842 chars)

    This double wide mobile home offers 2,240 sq ft of comfortable living space and sits on a well maintained 1.23 acres. With 4 bedrooms and 2 full baths, there is plenty of room for family and entertainment.Inside, the open floor plan feels bright and welcoming. The user-friendly kitchen offers good counter space and opens to the main living areas. The living room features a large wood burning fireplace and formal dining room area.Owners have recently added a spacious 24x10 front porch, perfect for enjoying morning coffee while overlooking the peaceful land. Updates also include a new roof on the shed and a newly added shed for the water well. A metal roof covers the home, and an extra large covered awning provides space for patio use or covered parking. This property offers comfort, space, and a rare chance to enjoy country living.

13. 2026-03-12
    price $189,900 842-char remark

    Show marketing remark (842 chars)

    This double wide mobile home offers 2,240 sq ft of comfortable living space and sits on a well maintained 1.23 acres. With 4 bedrooms and 2 full baths, there is plenty of room for family and entertainment.Inside, the open floor plan feels bright and welcoming. The user-friendly kitchen offers good counter space and opens to the main living areas. The living room features a large wood burning fireplace and formal dining room area.Owners have recently added a spacious 24x10 front porch, perfect for enjoying morning coffee while overlooking the peaceful land. Updates also include a new roof on the shed and a newly added shed for the water well. A metal roof covers the home, and an extra large covered awning provides space for patio use or covered parking. This property offers comfort, space, and a rare chance to enjoy country living.

14. 2026-03-02
    price $192,000 842-char remark

    Show marketing remark (842 chars)

    This double wide mobile home offers 2,240 sq ft of comfortable living space and sits on a well maintained 1.23 acres. With 4 bedrooms and 2 full baths, there is plenty of room for family and entertainment.Inside, the open floor plan feels bright and welcoming. The user-friendly kitchen offers good counter space and opens to the main living areas. The living room features a large wood burning fireplace and formal dining room area.Owners have recently added a spacious 24x10 front porch, perfect for enjoying morning coffee while overlooking the peaceful land. Updates also include a new roof on the shed and a newly added shed for the water well. A metal roof covers the home, and an extra large covered awning provides space for patio use or covered parking. This property offers comfort, space, and a rare chance to enjoy country living.

15. 2026-03-02
    status Active 842-char remark

    Show marketing remark (842 chars)

    This double wide mobile home offers 2,240 sq ft of comfortable living space and sits on a well maintained 1.23 acres. With 4 bedrooms and 2 full baths, there is plenty of room for family and entertainment.Inside, the open floor plan feels bright and welcoming. The user-friendly kitchen offers good counter space and opens to the main living areas. The living room features a large wood burning fireplace and formal dining room area.Owners have recently added a spacious 24x10 front porch, perfect for enjoying morning coffee while overlooking the peaceful land. Updates also include a new roof on the shed and a newly added shed for the water well. A metal roof covers the home, and an extra large covered awning provides space for patio use or covered parking. This property offers comfort, space, and a rare chance to enjoy country living.

16. 2026-02-21
    status Pending 842-char remark

    Show marketing remark (842 chars)

    This double wide mobile home offers 2,240 sq ft of comfortable living space and sits on a well maintained 1.23 acres. With 4 bedrooms and 2 full baths, there is plenty of room for family and entertainment.Inside, the open floor plan feels bright and welcoming. The user-friendly kitchen offers good counter space and opens to the main living areas. The living room features a large wood burning fireplace and formal dining room area.Owners have recently added a spacious 24x10 front porch, perfect for enjoying morning coffee while overlooking the peaceful land. Updates also include a new roof on the shed and a newly added shed for the water well. A metal roof covers the home, and an extra large covered awning provides space for patio use or covered parking. This property offers comfort, space, and a rare chance to enjoy country living.

17. 2026-01-19
    listed $199,000 Active 842-char remark

    Show marketing remark (842 chars)

    This double wide mobile home offers 2,240 sq ft of comfortable living space and sits on a well maintained 1.23 acres. With 4 bedrooms and 2 full baths, there is plenty of room for family and entertainment.Inside, the open floor plan feels bright and welcoming. The user-friendly kitchen offers good counter space and opens to the main living areas. The living room features a large wood burning fireplace and formal dining room area.Owners have recently added a spacious 24x10 front porch, perfect for enjoying morning coffee while overlooking the peaceful land. Updates also include a new roof on the shed and a newly added shed for the water well. A metal roof covers the home, and an extra large covered awning provides space for patio use or covered parking. This property offers comfort, space, and a rare chance to enjoy country living.

18. 2024-12-27
    soldstatus $160,000 278-char remark

    Show marketing remark (278 chars)

    Extra wide double wide mobile home with acreage(a rare find). Boosting 4 bedrooms and 2 baths. Home features open floor plan, user friendly kitchen, living area W/large fireplace, formal dining room area. Metal roof with attached extra large covered awning for patio and parking

19. 2024-12-27
    soldstatus $160,000

    Show marketing remark (278 chars)

    Extra wide double wide mobile home with acreage(a rare find). Boosting 4 bedrooms and 2 baths. Home features open floor plan, user friendly kitchen, living area W/large fireplace, formal dining room area. Metal roof with attached extra large covered awning for patio and parking

20. 2024-11-20
    listed $160,000 278-char remark

    Show marketing remark (278 chars)

    Extra wide double wide mobile home with acreage(a rare find). Boosting 4 bedrooms and 2 baths. Home features open floor plan, user friendly kitchen, living area W/large fireplace, formal dining room area. Metal roof with attached extra large covered awning for patio and parking

21. 2014-12-12
    soldstatus $53,500
22. 2014-09-26
    listed $49,900
23. 2013-08-01
    listed $49,990
24. 2009-04-05
    listed $119,900
25. 2008-08-12
    listed $160,000

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$260/yr (+$22/mo · 34.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,607
• − Mortgage interest: −$10,363
• − Property taxes: −$758
• − Insurance: −$925
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$5,382
• Taxable income: $722
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $3,571/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: St. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Arnaudville

• Score: 71/100
• State rank: #52
• US rank: #7309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,703

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 21% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 21% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 10% Spanish 2%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.35%
• Current HPI: 132.9236
• 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

+15.6% since first listed

15 events — show timeline

• 2026-05-05 Pending — AcadianaMLS
• 2026-03-31 Price Changed $185,000 AcadianaMLS
• 2026-03-12 Price Changed $189,900 AcadianaMLS
• 2026-03-02 Price Changed $192,000 AcadianaMLS
• 2026-03-02 Relisted — AcadianaMLS
• 2026-02-21 Pending — AcadianaMLS
• 2026-01-19 Listed $199,000 AcadianaMLS
• 2024-12-27 Sold (Public Records) $160,000 Public Records
• 2024-12-27 Sold (MLS) $160,000 AcadianaMLS
• 2024-11-20 Listed $160,000 AcadianaMLS
• 2014-12-12 Sold (MLS) $53,500 AcadianaMLS
• 2014-09-26 Listed $49,900 AcadianaMLS
• 2013-08-01 Listed $49,990 AcadianaMLS
• 2009-04-05 Listed $119,900 AcadianaMLS
• 2008-08-12 Listed $160,000 AcadianaMLS

Property tax history

+1.9%/yr

Latest (2025): $758 · +38.1% YoY. Source: county tax records.