862 Jacks Rd · Hessmer, LA 71341

$189,999

4 bd · 2.0 ba · 1,566 sqft · Manufactured · 128 Days on market

Built 2021 1.00 ac lot ↓ 5% since listing

---

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).

• Cash flow +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.9/10.0

Listing remarks

Welcome to this beautiful 2021 mobile home situated on a full one-acre in a quiet country setting in Hessmer. This home is in excellent like-new condition and is truly move in ready. Inside this beautiful home is an open floor plan with spacious living areas. The kitchen includes all appliances and the 4 bedrooms, and 2 full bathrooms make it extra spacious. A large 58x24 carport/patio is ideal for entertaining or extra covered parking.

Key facts

• Open floor plan
• One-acre
• Large carport patio

Tags

• ONE-ACRE
• OPEN FLOOR PLAN
• KITCHEN INCLUDES APPLIANCES
• LARGE CARPORT PATIO

Property features AI

Finance

• Other: Directions: Off of Hwy 114, turn on Hwy 1188. Approximately 1.5 miles, turn on Jacks Road. Bounding street: Hwy 1188.
• HOA & community: Acreage community

Exterior

• Parking: Attached parking; Carport
• Home design: Manufactured home; House structure
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered porch or patio; No fencing

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Living room; Dining room; Kitchen; Bedroom 1; Bedroom 2; Bedroom 3

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (30.8% below list).
• Recommended offer: $132k (30.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#350 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, employment D, schools F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.2% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,558 (30.8% 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 128 days. Have you received any prior offers? Is the seller open to a 31% 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. Crime grade is F 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. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.33×
• Total profit: $17,496
• Equity at exit: $87,220

10-year hold

• IRR: 8.6%
• Equity multiple: 2.31×
• Total profit: $69,932
• Equity at exit: $135,823

Cash invested: $53,200 (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 71341

• Home prices YoY: 2.9%
• Active inventory: 11
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-110

Break-even live

Break-even rent $1,455

Max offer price $170,606

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $189,999 Active 128 DOM
2. 2026-06-18
   days on market $189,999 Active 127 DOM
3. 2026-06-17
   days on market $189,999 Active 126 DOM
4. 2026-06-16
   days on market $189,999 Active 125 DOM
5. 2026-06-15
   days on market $189,999 Active 124 DOM
6. 2026-06-14
   days on market $189,999 Active 122 DOM
7. 2026-06-13
   days on market $189,999 Active 121 DOM
8. 2026-06-10
   days on market $189,999 Active 119 DOM
9. 2026-06-09
   days on market $189,999 Active 118 DOM
10. 2026-06-08
    days on market $189,999 Active 117 DOM
11. 2026-06-07
    days on market $189,999 Active 116 DOM
12. 2026-06-03
    days on market $189,999 Active 112 DOM
13. 2026-06-02
    days on market $189,999 Active 111 DOM
14. 2026-06-01
    days on market $189,999 Active 110 DOM
15. 2026-05-31
    days on market $189,999 Active 109 DOM
16. 2026-05-30
    days on market $189,999 Active 108 DOM
17. 2026-04-09
    price $189,999
18. 2026-02-10
    listed $199,900 Active

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$162/yr (+$14/mo · 18.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $15,787
• − Mortgage interest: −$10,643
• − Property taxes: −$883
• − Insurance: −$950
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$5,527
• Taxable loss: −$4,742
• Est. tax savings @ 24.0%: +$1,138
• After-tax cash flow: $-179/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Hessmer

• Score: 56/100
• State rank: #350
• US rank: #22995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,901

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 26% Iranian 1% Russian 1%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · French/Haitian/Cajun 14% Spanish 2% Arabic 1%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.17%
• Current HPI: 113.6662
• 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

-5.0% since first listed

2 events — show timeline

• 2026-04-09 Price Changed $189,999 AcadianaMLS
• 2026-02-10 Listed $199,900 AcadianaMLS

Property tax history

+58.0%/yr

Latest (2025): $883 · +0.0% YoY. Source: county tax records.