1034 Riverside Rd · Jennings, LA 70546

$68,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 270 Days on market

Built 2023

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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
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2023 Clayton Desire 3 Bedroom / 2 Bath Manufactured Home To Be Moved This nearly new 2023 Clayton Desire manufactured home combines modern design with affordable living. Featuring 3 bedrooms and 2 full bathrooms, this home is ideal as a starter home, family home, or downsizing option. Size: 16 x 76 Year Built: 2023 Bedrooms/Bathrooms: 3 / 2 Open-concept floor plan with spacious living room Bright kitchen with plenty of cabinet and counter space Private primary suite with full bath and walk-in closet Energy-efficient construction and modern finishes Well maintained, only 1.5 years old This single-wide mobile home offers a great balance of comfort and value. Home must be mov

Key facts

• Built 2023
• Listed 270 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 6.2% in Jennings — 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 (#228 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — 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.
• Zoned schools: Evangeline Elementary School (math 52% / reading 72%, grade B, #50 of 646 statewide, top 9%, 150 students, 59% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 38% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Acadia Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 120 active listings in the ZIP; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 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. 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: 1.78% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.64%
• DSCR: 2.36
• GRM: 4.7

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: 25.4%
• Equity multiple: 2.05×
• Total profit: $19,967
• Equity at exit: $10,139

10-year hold

• IRR: 33.1%
• Equity multiple: 4.01×
• Total profit: $57,338
• Equity at exit: $5,879

Cash invested: $19,040 (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 70546

• Home prices YoY: -31.7%
• Active inventory: 120
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $486

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 55%

Sensitivity live

Price	-10% $533	-5% $510	+0% $486	+5% $463	+10% $439
Rent	-10% $391	-5% $438	+0% $486	+5% $534	+10% $582
Rate	-1.0pp $520	-0.5pp $504	base $486	+0.5pp $469	+1.0pp $451

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $68,000 Active 270 DOM
2. 2026-06-21
   days on market $68,000 Active 269 DOM
3. 2026-06-18
   days on market $68,000 Active 267 DOM
4. 2026-06-17
   days on market $68,000 Active 266 DOM
5. 2026-06-16
   days on market $68,000 Active 265 DOM
6. 2026-06-15
   days on market $68,000 Active 264 DOM
7. 2026-06-13
   days on market $68,000 Active 262 DOM
8. 2026-06-12
   days on market $68,000 Active 261 DOM
9. 2026-06-09
   days on market $68,000 Active 258 DOM
10. 2026-06-08
    days on market $68,000 Active 257 DOM
11. 2026-06-07
    days on market $68,000 Active 256 DOM
12. 2026-06-07
    days on market $68,000 Active 255 DOM
13. 2026-06-04
    days on market $68,000 Active 252 DOM
14. 2026-06-02
    days on market $68,000 Active 251 DOM
15. 2026-06-01
    days on market $68,000 Active 250 DOM
16. 2026-05-31
    days on market $68,000 Active 249 DOM
17. 2026-05-31
    days on market $68,000 Active 248 DOM
18. 2025-09-24
    listed $68,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,524
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$1,978
• Taxable income: $5,053
• Est. tax owed @ 24.0%: −$1,213
• After-tax cash flow: $4,622/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Jennings

• Score: 61/100
• State rank: #228
• US rank: #17390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,821

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.56%
• Current HPI: 147.6391
• 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

1 event — show timeline

• 2025-09-24 Listed $68,000 ForSaleByOwner.com