494 Lapine Rd · Bawcomville, LA 71292

$195,000

4 bd · 2.0 ba · 1,860 sqft · Manufactured public records · 469 Days on market

Built 2022 $105/sqft · 17% below area Est $235k · 17% under ↓ 2% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Countryside 4-Bedroom Mobile Home on Over an Acre! Escape to peaceful country living with this spacious 4-bedroom, 2-bath mobile home. This well-maintained home offers a covered deck and patio, ideal for relaxing and enjoying the serene surroundings. Inside you’ll find a bright and open floor plan, a large kitchen with ample cabinet space, and a comfortable living area perfect for gatherings. The primary suite features a private bath, while three additional bedrooms provide plenty of space for family, guests, or a home office. And situated on 1.60 acres you can enjoy the freedom of wide-open space, perfect for gardening, outdoor activities, or simply soaking in the fresh country air. With plenty of room to roam and endless possibilities, this home is a must-see for those seeking a tranquil rural retreat! Schedule a showing today and make this countryside gem your own!

Key facts

• Covered deck
• Private bath
• Large kitchen

Tags

• COVERED DECK
• LARGE KITCHEN
• PRIVATE BATH
• WIDE-OPEN SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (30.1% below list).
• Recommended offer: $136k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.7% in Bawcomville — 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 56/100 on livability (#347 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety D, amenities F, commute F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodlawn Elementary School (math 33% / reading 52%, grade F, #200 of 646 statewide, top 31%, 565 students, 63% FRL); Woodlawn Middle School (math 29% / reading 48%, grade F, #69 of 218 statewide, top 33%, 314 students, 67% FRL); West Ouachita High School (math 36% / reading 47%, grade F, #71 of 265 statewide, top 27%, 1,080 students, 54% FRL).
• Market conditions: 195 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 469 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $136,210 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 469 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 11.9

CMA / ARV

• ARV (median comp): $235,000
• List price: $195,000
• Delta: -17.02%
• 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: -22.0%
• Equity multiple: 0.24×
• Total profit: $-41,496
• Equity at exit: $29,075

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-49,022
• Equity at exit: $16,860

Cash invested: $54,600 (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 71292

• Home prices YoY: -22.1%
• Active inventory: 195
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-155

Break-even live

Break-even rent $1,558

Max offer price $167,689

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-99	+0% $-155	+5% $-210	+10% $-265
Rent	-10% $-262	-5% $-208	+0% $-155	+5% $-101	+10% $-47
Rate	-1.0pp $-56	-0.5pp $-105	base $-155	+0.5pp $-205	+1.0pp $-257

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $195,000 Active 469 DOM
2. 2026-06-19
   days on market $195,000 Active 467 DOM
3. 2026-06-18
   days on market $195,000 Active 466 DOM
4. 2026-06-17
   days on market $195,000 Active 465 DOM
5. 2026-06-16
   days on market $195,000 Active 464 DOM
6. 2026-06-15
   days on market $195,000 Active 463 DOM
7. 2026-06-14
   days on market $195,000 Active 461 DOM
8. 2026-06-13
   days on market $195,000 Active 460 DOM
9. 2026-06-10
   days on market $195,000 Active 458 DOM
10. 2026-06-09
    days on market $195,000 Active 457 DOM
11. 2026-06-08
    days on market $195,000 Active 456 DOM
12. 2026-06-07
    days on market $195,000 Active 455 DOM
13. 2026-06-03
    days on market $195,000 Active 451 DOM
14. 2026-06-02
    days on market $195,000 Active 450 DOM
15. 2026-06-01
    days on market $195,000 Active 449 DOM
16. 2026-05-31
    days on market $195,000 Active 448 DOM
17. 2026-05-30
    days on market $195,000 Active 447 DOM
18. 2026-05-18
    status Active 895-char remark

    Show marketing remark (895 chars)

    Charming Countryside 4-Bedroom Mobile Home on Over an Acre! Escape to peaceful country living with this spacious 4-bedroom, 2-bath mobile home. This well-maintained home offers a covered deck and patio, ideal for relaxing and enjoying the serene surroundings. Inside you’ll find a bright and open floor plan, a large kitchen with ample cabinet space, and a comfortable living area perfect for gatherings. The primary suite features a private bath, while three additional bedrooms provide plenty of space for family, guests, or a home office. And situated on 1.60 acres you can enjoy the freedom of wide-open space, perfect for gardening, outdoor activities, or simply soaking in the fresh country air. With plenty of room to roam and endless possibilities, this home is a must-see for those seeking a tranquil rural retreat! Schedule a showing today and make this countryside gem your own!

19. 2026-05-06
    status Pending 895-char remark

    Show marketing remark (895 chars)

    Charming Countryside 4-Bedroom Mobile Home on Over an Acre! Escape to peaceful country living with this spacious 4-bedroom, 2-bath mobile home. This well-maintained home offers a covered deck and patio, ideal for relaxing and enjoying the serene surroundings. Inside you’ll find a bright and open floor plan, a large kitchen with ample cabinet space, and a comfortable living area perfect for gatherings. The primary suite features a private bath, while three additional bedrooms provide plenty of space for family, guests, or a home office. And situated on 1.60 acres you can enjoy the freedom of wide-open space, perfect for gardening, outdoor activities, or simply soaking in the fresh country air. With plenty of room to roam and endless possibilities, this home is a must-see for those seeking a tranquil rural retreat! Schedule a showing today and make this countryside gem your own!

20. 2025-09-26
    price $195,000 895-char remark

    Show marketing remark (895 chars)

    Charming Countryside 4-Bedroom Mobile Home on Over an Acre! Escape to peaceful country living with this spacious 4-bedroom, 2-bath mobile home. This well-maintained home offers a covered deck and patio, ideal for relaxing and enjoying the serene surroundings. Inside you’ll find a bright and open floor plan, a large kitchen with ample cabinet space, and a comfortable living area perfect for gatherings. The primary suite features a private bath, while three additional bedrooms provide plenty of space for family, guests, or a home office. And situated on 1.60 acres you can enjoy the freedom of wide-open space, perfect for gardening, outdoor activities, or simply soaking in the fresh country air. With plenty of room to roam and endless possibilities, this home is a must-see for those seeking a tranquil rural retreat! Schedule a showing today and make this countryside gem your own!

21. 2025-02-25
    listed $199,500 Active 895-char remark

    Show marketing remark (895 chars)

    Charming Countryside 4-Bedroom Mobile Home on Over an Acre! Escape to peaceful country living with this spacious 4-bedroom, 2-bath mobile home. This well-maintained home offers a covered deck and patio, ideal for relaxing and enjoying the serene surroundings. Inside you’ll find a bright and open floor plan, a large kitchen with ample cabinet space, and a comfortable living area perfect for gatherings. The primary suite features a private bath, while three additional bedrooms provide plenty of space for family, guests, or a home office. And situated on 1.60 acres you can enjoy the freedom of wide-open space, perfect for gardening, outdoor activities, or simply soaking in the fresh country air. With plenty of room to roam and endless possibilities, this home is a must-see for those seeking a tranquil rural retreat! Schedule a showing today and make this countryside gem your own!

22. 2022-10-07
    soldstatus Closed 478-char remark

    Show marketing remark (478 chars)

    Come check out this brand new double wide sitting on 1.6 acres of land. Open floor plan. This 4 bedroom 2 bath has a lot to offer. Tub and walk in shower located in the master bathroom. Large walk in closets. Stainless steel dishwasher and side by side fridge. Barn rolling door on the pantry. Large cover deck outback to check out the wildlife and enjoy your coffee every morning. This home comes with a 5 year warranty that the seller is giving with the purchase of this home.

23. 2022-06-01
    listed $200,000 Active 478-char remark

    Show marketing remark (478 chars)

    Come check out this brand new double wide sitting on 1.6 acres of land. Open floor plan. This 4 bedroom 2 bath has a lot to offer. Tub and walk in shower located in the master bathroom. Large walk in closets. Stainless steel dishwasher and side by side fridge. Barn rolling door on the pantry. Large cover deck outback to check out the wildlife and enjoy your coffee every morning. This home comes with a 5 year warranty that the seller is giving with the purchase of this home.

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $1,522 · $127/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,345
• − Mortgage interest: −$10,923
• − Property taxes: −$1,522
• − Insurance: −$975
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$5,673
• Taxable loss: −$5,363
• Est. tax savings @ 24.0%: +$1,287
• After-tax cash flow: $-568/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Bawcomville

• Score: 56/100
• State rank: #347
• US rank: #22968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• Metro: Monroe, LA
• Population (ZIP): 22,935
• Household income: $51,355
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1027.0

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 20% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.78%
• Current HPI: 189.9135
• Rent YoY: —
• Metro: Monroe, 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

-2.5% since first listed

6 events — show timeline

• 2026-05-18 Relisted — NELABOR
• 2026-05-06 Pending — NELABOR
• 2025-09-26 Price Changed $195,000 NELABOR
• 2025-02-25 Listed $199,500 NELABOR
• 2022-10-07 Sold (MLS) — NELABOR
• 2022-06-01 Listed $200,000 NELABOR

Property tax history

+0.3%/yr

Latest (2025): $1,522 · -1.2% YoY. Source: county tax records.