8521 General Collins St · Youngsville, LA 70592

$145,000

3 bd · 2.0 ba · 1,280 sqft · Other · 150 Days on market

0.67 ac lot $113/sqft · 6% above area Est $137k · 6% over

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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 +5.0/15.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 3/2 mobile home featuring new flooring and fresh interior paint with updated light fixtures. Roof is approximately 10 years old and A/C is approximately 4 years old. Located on a corner lot with a carport. Not in a flood zone. Great location.

Key facts

• 0.67 acre lot
• Parking
• Listed 150 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 4.8% in Youngsville — 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 78/100 on livability (#8 in LA, #2,614 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Iberia Parish (other): math 32% / reading 43% proficiency, ranked #27 of 98 in LA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 675 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 94 units permitted in Iberia 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 $4k of value loss. Plan a longer hold.
• Iberia County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $145k implies a 157% gain — meaningful room to come down on a strong offer.

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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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. Schools are A-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: 1.56% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.09%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (median comp): $137,260
• List price: $145,000
• Delta: 5.64%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.57×
• Total profit: $23,269
• Equity at exit: $21,620

10-year hold

• IRR: 22.3%
• Equity multiple: 2.78×
• Total profit: $72,389
• Equity at exit: $12,537

Cash invested: $40,600 (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 70592

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 675
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,257 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $781

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 60%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Ridley Ln Youngsville, LA	3.0	2.0	1656	$2,000	$1.21	13d	1	0.91mi
4400 Chemin Metairie Pkwy Youngsville, LA	2.0–3.0	2.0	1200	$2,330	$1.94	13d	32	0.96mi

Listing history 22 events

1. 2026-06-18
   days on market $145,000 Active 150 DOM
2. 2026-06-17
   days on market $145,000 Active 149 DOM
3. 2026-06-16
   days on market $145,000 Active 148 DOM
4. 2026-06-15
   days on market $145,000 Active 147 DOM
5. 2026-06-14
   days on market $145,000 Active 145 DOM
6. 2026-06-13
   days on market $145,000 Active 144 DOM
7. 2026-06-10
   days on market $145,000 Active 142 DOM
8. 2026-06-09
   days on market $145,000 Active 141 DOM
9. 2026-06-08
   days on market $145,000 Active 140 DOM
10. 2026-06-07
    days on market $145,000 Active 139 DOM
11. 2026-06-05
    days on market $145,000 Active 136 DOM
12. 2026-06-03
    days on market $145,000 Active 135 DOM
13. 2026-06-02
    days on market $145,000 Active 134 DOM
14. 2026-06-01
    days on market $145,000 Active 133 DOM
15. 2026-05-31
    days on market $145,000 Active 132 DOM
16. 2026-05-30
    days on market $145,000 Active 131 DOM
17. 2026-01-19
    listed $160,000 Active 250-char remark

    Show marketing remark (250 chars)

    Updated 3/2 mobile home featuring new flooring and fresh interior paint with updated light fixtures. Roof is approximately 10 years old and A/C is approximately 4 years old. Located on a corner lot with a carport. Not in a flood zone. Great location.

18. 2011-04-08
    soldstatus $56,500
19. 2000-01-13
    soldstatus $45,000 360-char remark

    Show marketing remark (360 chars)

    THIS 16 X 80, 1995 3 BEDROOM, 2 BATH MANUFACTURED HOME IS PRICED TO SELL! APPROXIMATE LOT OF .66 ACRE. LOVELY COVERED CARPORT, COVERED PATIO, FENCED YARD WITH LOTS OF ROOM! REDMAN HOME-BRAND WYNDHAM (STYLE). RESERVING OUTDR SWING SET, UNATTACHED ISLAND CABINETS, WASHER/DRYER & FREEZ ER IN CARPORT. *HAS MECHANICAL SEWER SYSTEM. CO-LISTED W/FAYE BROUSSARD.

20. 1999-10-13
    listed $50,000 360-char remark

    Show marketing remark (360 chars)

    THIS 16 X 80, 1995 3 BEDROOM, 2 BATH MANUFACTURED HOME IS PRICED TO SELL! APPROXIMATE LOT OF .66 ACRE. LOVELY COVERED CARPORT, COVERED PATIO, FENCED YARD WITH LOTS OF ROOM! REDMAN HOME-BRAND WYNDHAM (STYLE). RESERVING OUTDR SWING SET, UNATTACHED ISLAND CABINETS, WASHER/DRYER & FREEZ ER IN CARPORT. *HAS MECHANICAL SEWER SYSTEM. CO-LISTED W/FAYE BROUSSARD.

21. 1998-11-19
    soldstatus $45,000
22. 1998-10-12
    listed $45,000

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $27,088
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$4,218
• Taxable income: $7,514
• Est. tax owed @ 24.0%: −$1,803
• After-tax cash flow: $7,572/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: Iberia Parish
• NCES district ID: 2200720
• Math proficiency: 32% ▼ -43.00%
• Reading proficiency: 43% ▼ -35.00%
• Median HH income: $43,289
• Composite: 31.74/100
• National rank: #5904
• State rank: #27 of 98 in LA

Livability — Youngsville

• Score: 78/100
• State rank: #8
• US rank: #2614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lafayette Parish · 207,544 people
• City population: 32,167
• Metro: Lafayette, LA
• Population (ZIP): 32,167
• Household income: $93,204
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 424.0

Population outlook (Iberia County) Hauer SSP2

• Today (2025): 74,632 people
• By 2030: 74,368 · -0.4%
• By 2040: 73,223 · -1.9%
• By 2050: 71,728 · -3.9%
• By 2075: 69,028 · -7.5%
• By 2100: 65,018 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 24% Romanian 3% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 3% Spanish 2%

Political lean MEDSL · Iberia

• 2024 margin: Solid R (+34.1) · D 32.4% · R 66.5% · Other 1.1%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.0pp · 2024: -34.1pp
• All cycles: 2024: R+34.1 2020: R+31.2 2016: R+31.4 2012: R+26.2 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.24%
• Current HPI: 135.2825
• Rent YoY: ▲ 1.65%
• Metro: Lafayette, LA
• 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

+255.6% since first listed

6 events — show timeline

• 2026-01-19 Listed $160,000 AcadianaMLS
• 2011-04-08 Sold (Public Records) $56,500 Public Records
• 2000-01-13 Sold (MLS) $45,000 AcadianaMLS
• 1999-10-13 Listed $50,000 AcadianaMLS
• 1998-11-19 Sold (MLS) $45,000 AcadianaMLS
• 1998-10-12 Listed $45,000 AcadianaMLS

Property tax history

-1.3%/yr

Latest (2025): $207 · +1.6% YoY. Source: county tax records.