14402 Kimble Rd · Simmesport, LA 70715

$92,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 176 Days on market

Built 2022 Good condition

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Nearly new (2022) Southern Seaside to be moved.

Key facts

• Built 2022
• Listed 176 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $92k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#379 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, amenities F.
• Pointe Coupee Parish (rural): math 21% / reading 29% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($636 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pointe Coupee County population projected at -20% 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.24% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.43%
• DSCR: 1.55
• GRM: 6.7

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: 19.2%
• Equity multiple: 2.09×
• Total profit: $28,090
• Equity at exit: $41,367

10-year hold

• IRR: 20.4%
• Equity multiple: 3.96×
• Total profit: $76,225
• Equity at exit: $63,752

Cash invested: $25,760 (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 70715

• Active inventory: 10
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $267

Break-even live

Break-even rent $805

Max offer price $92,000

Occupancy floor 72%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2025-11-27
   listed $92,000 Active 47-char remark

   Show marketing remark (47 chars)

   Nearly new (2022) Southern Seaside to be moved.

2. 2025-11-27
   listed $92,000 Active 47-char remark

   Show marketing remark (47 chars)

   Nearly new (2022) Southern Seaside to be moved.

ⓘ 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: $13,710
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,676
• Taxable income: $1,846
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,758/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.

Condition & rehab AI · 5 photos

Good 80/100 Cosmetic rehab

This nearly new manufactured home presents as move-in ready with minor cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor Kitchen countertops — Worn appearance suggests minor wear and tear.
• Minor Kitchen cabinets — Slight discoloration and wear visible on cabinet fronts.
• Minor Landscaping — Simple landscaping could be improved for better curb appeal.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can boost both resale and rental value.
• Both Kitchen updates — Fresh countertops and cabinets can significantly improve the home's appeal and value.
• Both HVAC maintenance — A clean and efficient HVAC system ensures comfort and can boost value.
• Both Window treatments — New window treatments can enhance curb appeal and interior aesthetics, improving both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance suggests minor wear and tear.	Minor	$500–3,000
Kitchen cabinets · Slight discoloration and wear visible on cabinet fronts.	Minor	$500–3,000
Landscaping · Simple landscaping could be improved for better curb appeal.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost both resale and rental value. ↑
• Both Kitchen updates — Fresh countertops and cabinets can significantly improve the home's appeal and value. ↑
• Both HVAC maintenance — A clean and efficient HVAC system ensures comfort and can boost value. ↑
• Both Window treatments — New window treatments can enhance curb appeal and interior aesthetics, improving both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pointe Coupee Parish
• NCES district ID: 2201260
• Math proficiency: 21% ▼ -35.00%
• Reading proficiency: 29% ▼ -35.00%
• Median HH income: $42,565
• Composite: 21.32/100
• National rank: #8379
• State rank: #56 of 98 in LA

Livability — Simmesport

• Score: 54/100
• State rank: #379
• US rank: #23771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 895

Population outlook (Pointe Coupee County) Hauer SSP2

• Today (2025): 21,165 people
• By 2030: 20,406 · -3.6%
• By 2040: 18,650 · -11.9%
• By 2050: 16,946 · -19.9%
• By 2075: 13,844 · -34.6%
• By 2100: 11,154 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 8% Slovak 1%
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 2%

Political lean MEDSL · Pointe Coupee

• 2024 margin: Strong R (+27.6) · D 35.7% · R 63.3% · Other 1.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -9.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+22.8 2016: R+17.2 2012: R+9.2 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

2 events — show timeline

• 2025-11-27 Listed $92,000 AcadianaMLS
• 2025-11-27 Listed $92,000 GBRMLS