191 Landon Ln · Sunset, LA 70584

$95,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 216 Days on market

0.50 ac lot $78/sqft · 21% below area Est $120k · 21% under ↓ 12% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a quiet country road, with a large lot for room to grow. This property provides 3 bedrooms, 2 bathrooms, shed, and plenty of room to become a comfortable home. Schedule your showing today!

Key facts

• Shed
• Large lot
• 0.5 acre lot

Tags

• LARGE LOT
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 1.9% in Sunset — 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 68/100 on livability (#90 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: employment D+, amenities F, commute F.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cankton Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 569 students, 73% FRL); Sunset Middle School (math 16% / reading 30%, grade F, #145 of 218 statewide, top 69%, 407 students, 74% FRL); Beau Chene High School (math 22% / reading 29%, grade F, #149 of 265 statewide, top 56%, 891 students, 58% FRL) — zoned schools at 68% FRL track the district average.
• Market conditions: 103 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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. 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: 1.29% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (median comp): $120,000
• List price: $95,000
• Delta: -20.83%
• 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: 9.3%
• Equity multiple: 1.37×
• Total profit: $9,749
• Equity at exit: $14,165

10-year hold

• IRR: 18.5%
• Equity multiple: 2.53×
• Total profit: $40,772
• Equity at exit: $8,214

Cash invested: $26,600 (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 70584

• Active inventory: 103
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $395

Break-even live

Break-even rent $724

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $449	-5% $422	+0% $395	+5% $368	+10% $342
Rent	-10% $299	-5% $347	+0% $395	+5% $444	+10% $492
Rate	-1.0pp $443	-0.5pp $419	base $395	+0.5pp $371	+1.0pp $346

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $95,000 Active 216 DOM
2. 2026-06-21
   days on market $95,000 Active 215 DOM
3. 2026-06-18
   days on market $95,000 Active 213 DOM
4. 2026-06-17
   days on market $95,000 Active 212 DOM
5. 2026-06-16
   days on market $95,000 Active 211 DOM
6. 2026-06-15
   days on market $95,000 Active 210 DOM
7. 2026-06-13
   days on market $95,000 Active 208 DOM
8. 2026-06-12
   days on market $95,000 Active 207 DOM
9. 2026-06-09
   days on market $95,000 Active 204 DOM
10. 2026-06-08
    days on market $95,000 Active 203 DOM
11. 2026-06-07
    days on market $95,000 Active 202 DOM
12. 2026-06-07
    pricedays on market $95,000 Active 201 DOM
13. 2026-06-04
    days on market $100,000 Active 198 DOM
14. 2026-06-02
    days on market $100,000 Active 197 DOM
15. 2026-06-01
    days on market $100,000 Active 196 DOM
16. 2026-05-31
    days on market $100,000 Active 195 DOM
17. 2026-05-31
    days on market $100,000 Active 194 DOM
18. 2026-04-24
    price $100,000 200-char remark

    Show marketing remark (200 chars)

    Nestled on a quiet country road, with a large lot for room to grow. This property provides 3 bedrooms, 2 bathrooms, shed, and plenty of room to become a comfortable home. Schedule your showing today!

19. 2026-03-17
    status Active 200-char remark

    Show marketing remark (200 chars)

    Nestled on a quiet country road, with a large lot for room to grow. This property provides 3 bedrooms, 2 bathrooms, shed, and plenty of room to become a comfortable home. Schedule your showing today!

20. 2026-02-06
    price $104,900 200-char remark

    Show marketing remark (200 chars)

    Nestled on a quiet country road, with a large lot for room to grow. This property provides 3 bedrooms, 2 bathrooms, shed, and plenty of room to become a comfortable home. Schedule your showing today!

21. 2025-10-23
    listed $114,000 Active 200-char remark

    Show marketing remark (200 chars)

    Nestled on a quiet country road, with a large lot for room to grow. This property provides 3 bedrooms, 2 bathrooms, shed, and plenty of room to become a comfortable home. Schedule your showing today!

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$115/yr (+$10/mo · 28.2%)

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

Taxation est. · year 1

• Rental income: $14,689
• − Mortgage interest: −$5,321
• − Property taxes: −$408
• − Insurance: −$475
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,764
• Taxable income: $3,371
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $3,935/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. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Sunset

• Score: 68/100
• State rank: #90
• US rank: #9677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,865

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Asian 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 13% Slovak 1% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · French/Haitian/Cajun 8% Other Indo-European 5% Spanish 3%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.25%
• Current HPI: 123.1442
• 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

-12.3% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $100,000 AcadianaMLS
• 2026-03-17 Relisted — AcadianaMLS
• 2026-02-06 Price Changed $104,900 AcadianaMLS
• 2025-10-23 Listed $114,000 AcadianaMLS

Property tax history

+1.7%/yr

Latest (2025): $408 · +0.0% YoY. Source: county tax records.