335 Ebbie Perkins Rd · Sugartown, LA 70634

$115,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 94 Days on market

Built 2000 1.95 ac lot Est $106k · 8% over

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Why this score? — see what drove the C 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• ARV discount +3.8/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to peaceful country living with room to spread out! This well-maintained 3 bedroom, 2 bath mobile home sits on just under 2 beautiful acres, offering the perfect blend of comfort, space, and functionality. Step inside to find a home in great condition with a spacious layout, generous living areas, and a comfortable primary suite with a private bath. Whether you're hosting family gatherings or enjoying a quiet night in, this home provides the flexibility and charm you've been looking for. Outside, you'll love the attached carport for convenient covered parking and easy access to the home. Two additional sheds remain on the property, giving you plenty of storage for tools, lawn equipment, hobbies, or even a small workshop setup. With nearly 2 acres of land, there's

Key facts

• Attached carport
• Nearly 2 acres
• Two additional sheds

Tags

• ATTACHED CARPORT
• TWO ADDITIONAL SHEDS
• NEARLY 2 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#464 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Beauregard Parish (rural): math 30% / reading 41% proficiency, ranked #32 of 98 in LA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 241 active listings in the ZIP; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago 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.
• Current owner paid $98k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.20% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.37%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $106,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Ebbie Perkins Rd	0.13mi	3/2.0	1,280 (0%)	15mo	$105,900	$83	82

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $5,889
• Equity at exit: $17,147

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $36,615
• Equity at exit: $9,943

Cash invested: $32,200 (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 70634

• Home prices YoY: -30.6%
• Active inventory: 241
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $386

Break-even live

Break-even rent $895

Max offer price $115,000

Occupancy floor 67%

Sensitivity live

Price	-10% $451	-5% $418	+0% $386	+5% $353	+10% $320
Rent	-10% $276	-5% $331	+0% $386	+5% $440	+10% $495
Rate	-1.0pp $443	-0.5pp $415	base $386	+0.5pp $356	+1.0pp $325

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $115,000 Active 94 DOM
2. 2026-06-18
   days on market $115,000 Active 93 DOM
3. 2026-06-17
   days on market $115,000 Active 92 DOM
4. 2026-06-16
   days on market $115,000 Active 91 DOM
5. 2026-06-15
   days on market $115,000 Active 90 DOM
6. 2026-06-14
   days on market $115,000 Active 88 DOM
7. 2026-06-13
   days on market $115,000 Active 87 DOM
8. 2026-06-10
   days on market $115,000 Active 85 DOM
9. 2026-06-09
   days on market $115,000 Active 84 DOM
10. 2026-06-08
    days on market $115,000 Active 83 DOM
11. 2026-06-07
    days on market $115,000 Active 82 DOM
12. 2026-06-03
    days on market $115,000 Active 78 DOM
13. 2026-06-02
    days on market $115,000 Active 77 DOM
14. 2026-06-01
    days on market $115,000 Active 76 DOM
15. 2026-05-31
    days on market $115,000 Active 75 DOM
16. 2026-05-30
    days on market $115,000 Active 74 DOM
17. 2026-05-15
    price $115,000 786-char remark

    Show marketing remark (786 chars)

    Welcome home to peaceful country living with room to spread out! This well-maintained 3 bedroom, 2 bath mobile home sits on just under 2 beautiful acres, offering the perfect blend of comfort, space, and functionality. Step inside to find a home in great condition with a spacious layout, generous living areas, and a comfortable primary suite with a private bath. Whether you're hosting family gatherings or enjoying a quiet night in, this home provides the flexibility and charm you've been looking for. Outside, you'll love the attached carport for convenient covered parking and easy access to the home. Two additional sheds remain on the property, giving you plenty of storage for tools, lawn equipment, hobbies, or even a small workshop setup. With nearly 2 acres of land, there's

18. 2026-04-22
    status Active 786-char remark

    Show marketing remark (786 chars)

    Welcome home to peaceful country living with room to spread out! This well-maintained 3 bedroom, 2 bath mobile home sits on just under 2 beautiful acres, offering the perfect blend of comfort, space, and functionality. Step inside to find a home in great condition with a spacious layout, generous living areas, and a comfortable primary suite with a private bath. Whether you're hosting family gatherings or enjoying a quiet night in, this home provides the flexibility and charm you've been looking for. Outside, you'll love the attached carport for convenient covered parking and easy access to the home. Two additional sheds remain on the property, giving you plenty of storage for tools, lawn equipment, hobbies, or even a small workshop setup. With nearly 2 acres of land, there's

19. 2026-03-28
    historical 786-char remark

    Show marketing remark (786 chars)

    Welcome home to peaceful country living with room to spread out! This well-maintained 3 bedroom, 2 bath mobile home sits on just under 2 beautiful acres, offering the perfect blend of comfort, space, and functionality. Step inside to find a home in great condition with a spacious layout, generous living areas, and a comfortable primary suite with a private bath. Whether you're hosting family gatherings or enjoying a quiet night in, this home provides the flexibility and charm you've been looking for. Outside, you'll love the attached carport for convenient covered parking and easy access to the home. Two additional sheds remain on the property, giving you plenty of storage for tools, lawn equipment, hobbies, or even a small workshop setup. With nearly 2 acres of land, there's

20. 2026-02-20
    listed $120,000 Active 786-char remark

    Show marketing remark (786 chars)

    Welcome home to peaceful country living with room to spread out! This well-maintained 3 bedroom, 2 bath mobile home sits on just under 2 beautiful acres, offering the perfect blend of comfort, space, and functionality. Step inside to find a home in great condition with a spacious layout, generous living areas, and a comfortable primary suite with a private bath. Whether you're hosting family gatherings or enjoying a quiet night in, this home provides the flexibility and charm you've been looking for. Outside, you'll love the attached carport for convenient covered parking and easy access to the home. Two additional sheds remain on the property, giving you plenty of storage for tools, lawn equipment, hobbies, or even a small workshop setup. With nearly 2 acres of land, there's

21. 2019-02-19
    soldstatus $98,000
22. 2019-02-13
    soldstatus 551-char remark

    Show marketing remark (551 chars)

    MOTIVATED SELLERS!!!!GREAT BUY IN THE EAST BEAUREGARD SCHOOL DISTRICT! Three Bed, Two Bath FleetwoodMobile Home on 1.95 Acres Offering so much to the new owners. . New flooring and paint in most of the home, HUGE walk in shower, SPACIOUS layout, LARGE Master Bedroom, walk in closet, spray foam insulation, AC is one year old, Storage shed with electricity, Metal Barn, Cedar Skirting, Generac Generator wired in for backup power supply, fruit trees, attached steel and metal carport and porch! Call your agent today to schedule your private showing!!

23. 2018-08-26
    listed $102,900 551-char remark

    Show marketing remark (551 chars)

    MOTIVATED SELLERS!!!!GREAT BUY IN THE EAST BEAUREGARD SCHOOL DISTRICT! Three Bed, Two Bath FleetwoodMobile Home on 1.95 Acres Offering so much to the new owners. . New flooring and paint in most of the home, HUGE walk in shower, SPACIOUS layout, LARGE Master Bedroom, walk in closet, spray foam insulation, AC is one year old, Storage shed with electricity, Metal Barn, Cedar Skirting, Generac Generator wired in for backup power supply, fruit trees, attached steel and metal carport and porch! Call your agent today to schedule your private showing!!

24. 2017-06-27
    soldstatus $17,500
25. 2017-06-12
    soldstatus $17,500
26. 2004-06-21
    soldstatus $10,500

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $671 · $56/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $16,595
• − Mortgage interest: −$6,442
• − Property taxes: −$671
• − Insurance: −$575
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,345
• Taxable income: $2,906
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,929/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: Beauregard Parish
• NCES district ID: 2200180
• Math proficiency: 30% ▼ -40.00%
• Reading proficiency: 41% ▼ -35.00%
• Median HH income: $46,033
• Composite: 30.34/100
• National rank: #6265
• State rank: #32 of 98 in LA

Livability — Sugartown

• Score: 41/100
• State rank: #464
• US rank: #27212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 25,038

Population outlook (Beauregard County) Hauer SSP2

• Today (2025): 37,760 people
• By 2030: 38,140 · +1.0%
• By 2040: 38,518 · +2.0%
• By 2050: 38,164 · +1.1%
• By 2075: 36,437 · -3.5%
• By 2100: 32,493 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Beauregard

• 2024 margin: Solid R (+71.3) · D 13.8% · R 85.1% · Other 1.1%
• 2008→2024 swing: -16.9pp toward R · 2008: -54.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+67.5 2016: R+65.3 2012: R+58.2 2008: R+54.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.61%
• Current HPI: 130.4445
• 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

+995.2% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $115,000 GFPAR
• 2026-04-22 Relisted — GFPAR
• 2026-03-28 Delisted — GFPAR
• 2026-02-20 Listed $120,000 GFPAR
• 2019-02-19 Sold (Public Records) $98,000 Public Records
• 2019-02-13 Sold (MLS) — GFPAR
• 2018-08-26 Listed $102,900 GFPAR
• 2017-06-27 Sold (Public Records) $17,500 Public Records
• 2017-06-12 Sold (Public Records) $17,500 Public Records
• 2004-06-21 Sold (Public Records) $10,500 Public Records

Property tax history

+23.0%/yr

Latest (2025): $671 · +0.6% YoY. Source: county tax records.