2677 N Myles Ln N · Carlyss, LA 70665

$124,900

3 bd · 2.0 ba · 1,539 sqft · Manufactured · 111 Days on market

Built 2008 0.56 ac lot $81/sqft · 33% below area Est $186k · 33% under

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully renovated 3-bedroom, 2-bath double-wide mobile home in Carlyss, perfectly situated on a spacious, fenced lot just over half an acre. Thoughtfully updated throughout, this home offers both style and functionality. Inside, you’ll find all-new paint and flooring, a warm and inviting living room with a stunning stone fireplace, and a separate office space ideal for working from home. The generously sized primary bedroom features a private bath with double sinks, a separate soaking tub, and a walk-in shower. The kitchen is a true standout, offering beautiful cabinetry, a large island, a walk-in pantry, and all appliances included. A dedicated dining area sits just off the kitchen, making everyday meals and entertaining a breeze. A spacious utility room provides extra storage and convenience. Enjoy outdoor living with large front and back porches, perfect for relaxing or hosting guests. The expansive fenced yard includes a 24 x 32 shop with electricity — ideal for hobbies, storage, or a workshop. With space, updates, and value all in one package, this property is ready for its next owner. At this price, what are you waiting for? Flood quote is $669 per year.

Key facts

• Private bath
• Stone fireplace
• Walk-in shower

Tags

• RENOVATED MOBILE HOME
• FENCED LOT
• STONE FIREPLACE
• SEPARATE OFFICE SPACE
• PRIVATE BATH
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 8.3% in Carlyss — 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 (#237 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime D-, amenities F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 236 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $102k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 2.03% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.39%
• DSCR: 2.89
• GRM: 4.1

CMA / ARV

• ARV (median comp): $186,006
• List price: $124,900
• Delta: -32.85%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.0%
• Equity multiple: 1.90×
• Total profit: $31,524
• Equity at exit: $18,623

10-year hold

• IRR: 30.1%
• Equity multiple: 3.71×
• Total profit: $94,771
• Equity at exit: $10,799

Cash invested: $34,972 (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 70665

• Active inventory: 236
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,534 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $809

Break-even live

Break-even rent $1,510

Max offer price $124,900

Occupancy floor 63%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $124,900 Pending 111 DOM
2. 2026-06-05
   days on market $124,900 Active 110 DOM
3. 2026-06-02
   statusdays on market $124,900 Active 108 DOM
4. 2026-04-13
   price $124,900 1215-char remark

   Show marketing remark (1215 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath double-wide mobile home in Carlyss, perfectly situated on a spacious, fenced lot just over half an acre. Thoughtfully updated throughout, this home offers both style and functionality. Inside, you’ll find all-new paint and flooring, a warm and inviting living room with a stunning stone fireplace, and a separate office space ideal for working from home. The generously sized primary bedroom features a private bath with double sinks, a separate soaking tub, and a walk-in shower. The kitchen is a true standout, offering beautiful cabinetry, a large island, a walk-in pantry, and all appliances included. A dedicated dining area sits just off the kitchen, making everyday meals and entertaining a breeze. A spacious utility room provides extra storage and convenience. Enjoy outdoor living with large front and back porches, perfect for relaxing or hosting guests. The expansive fenced yard includes a 24 x 32 shop with electricity — ideal for hobbies, storage, or a workshop. With space, updates, and value all in one package, this property is ready for its next owner. At this price, what are you waiting for? Flood quote is $669 per year.

5. 2026-03-16
   price $129,900 1215-char remark

   Show marketing remark (1215 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath double-wide mobile home in Carlyss, perfectly situated on a spacious, fenced lot just over half an acre. Thoughtfully updated throughout, this home offers both style and functionality. Inside, you’ll find all-new paint and flooring, a warm and inviting living room with a stunning stone fireplace, and a separate office space ideal for working from home. The generously sized primary bedroom features a private bath with double sinks, a separate soaking tub, and a walk-in shower. The kitchen is a true standout, offering beautiful cabinetry, a large island, a walk-in pantry, and all appliances included. A dedicated dining area sits just off the kitchen, making everyday meals and entertaining a breeze. A spacious utility room provides extra storage and convenience. Enjoy outdoor living with large front and back porches, perfect for relaxing or hosting guests. The expansive fenced yard includes a 24 x 32 shop with electricity — ideal for hobbies, storage, or a workshop. With space, updates, and value all in one package, this property is ready for its next owner. At this price, what are you waiting for? Flood quote is $669 per year.

6. 2026-02-03
   listed $134,900 Active 1215-char remark

   Show marketing remark (1215 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath double-wide mobile home in Carlyss, perfectly situated on a spacious, fenced lot just over half an acre. Thoughtfully updated throughout, this home offers both style and functionality. Inside, you’ll find all-new paint and flooring, a warm and inviting living room with a stunning stone fireplace, and a separate office space ideal for working from home. The generously sized primary bedroom features a private bath with double sinks, a separate soaking tub, and a walk-in shower. The kitchen is a true standout, offering beautiful cabinetry, a large island, a walk-in pantry, and all appliances included. A dedicated dining area sits just off the kitchen, making everyday meals and entertaining a breeze. A spacious utility room provides extra storage and convenience. Enjoy outdoor living with large front and back porches, perfect for relaxing or hosting guests. The expansive fenced yard includes a 24 x 32 shop with electricity — ideal for hobbies, storage, or a workshop. With space, updates, and value all in one package, this property is ready for its next owner. At this price, what are you waiting for? Flood quote is $669 per year.

7. 2017-08-07
   soldstatus $102,000
8. 2017-08-04
   soldstatus 122-char remark

   Show marketing remark (122 chars)

   Remarkable double wide on . 57 acres. 24x32 wired shop. Extra acreage available to rear of property for $60,000 MLS 147199

9. 2017-04-04
   listed $99,900 122-char remark

   Show marketing remark (122 chars)

   Remarkable double wide on . 57 acres. 24x32 wired shop. Extra acreage available to rear of property for $60,000 MLS 147199

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $708 · $59/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $30,403
• − Mortgage interest: −$6,996
• − Property taxes: −$708
• − Insurance: −$5,743
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − Depreciation: −$3,633
• Taxable income: $8,458
• Est. tax owed @ 24.0%: −$2,030
• After-tax cash flow: $7,678/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: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — Carlyss

• Score: 61/100
• State rank: #237
• US rank: #18031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,891

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.65%
• Current HPI: 99.2379
• 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

+25.0% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $124,900 SWLAR
• 2026-03-16 Price Changed $129,900 SWLAR
• 2026-02-03 Listed $134,900 SWLAR
• 2017-08-07 Sold (Public Records) $102,000 Public Records
• 2017-08-04 Sold (MLS) — SWLAR
• 2017-04-04 Listed $99,900 SWLAR

Property tax history

-0.6%/yr

Latest (2025): $708 · +1.2% YoY. Source: county tax records.