130 Cherry Dr · Fisher, LA 71449

$117,400

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 1 Days on market

Built 2007 20 ac lot

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Are you looking for a home with land in a country setting? Stop, and look no further. 3 bedroom/ 2 bath Manufactured home for sale sitting on 20 acres of land. Lots of potential, make this your forever home. Property will be sold "AS IS, and WHERE IS, WITH ALL FAULTS. No warranties express , implied or arising from operation of law.

Key facts

• 20 acre lot
• Built 2007

Property features AI

Exterior

• Home design: Manufactured home
• Construction: Vinyl siding; Composition roof
• Exterior features: Acreage; No fencing

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Dining room; Kitchen; Bathroom; Bedroom 1; Bedroom 2; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (4.1% below list).
• Recommended offer: $113k (4.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#413 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, crime F.
• Sabine Parish (rural): math 27% / reading 39% proficiency, ranked #40 of 98 in LA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 32 active listings in the ZIP; 49 units permitted in Sabine Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $812 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sabine County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $3k; list at $117k implies a 3813% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,600 (4.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.7

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-7,331
• Equity at exit: $17,505

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $8,540
• Equity at exit: $10,151

Cash invested: $32,872 (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 71449

• Active inventory: 32
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $184

Break-even live

Break-even rent $893

Max offer price $117,400

Occupancy floor 79%

Sensitivity live

Price	-10% $251	-5% $218	+0% $184	+5% $151	+10% $118
Rent	-10% $95	-5% $140	+0% $184	+5% $229	+10% $273
Rate	-1.0pp $243	-0.5pp $214	base $184	+0.5pp $154	+1.0pp $123

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: $29,350
• Closing costs: $3,522
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-06
   status Pending
2. 2026-05-05
   listed $117,400 Active
3. 2026-04-08
   price $117,400
4. 2026-03-05
   price $123,400
5. 2025-12-30
   price $128,400
6. 2025-10-22
   price $129,400
7. 2025-08-24
   listed $144,900 Active
8. 2007-11-20
   soldstatus $3,000

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $646 · $54/mo
• Expected delta: +$158/yr (+$13/mo · 32.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,512
• − Mortgage interest: −$6,576
• − Property taxes: −$487
• − Insurance: −$587
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,415
• Taxable income: $284
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,144/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: Sabine Parish
• NCES district ID: 2201380
• Math proficiency: 27% ▼ -38.00%
• Reading proficiency: 39% ▼ -35.00%
• Median HH income: $37,017
• Composite: 27.41/100
• National rank: #6970
• State rank: #40 of 98 in LA

Livability — Fisher

• Score: 52/100
• State rank: #413
• US rank: #25058

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 123
• Population (ZIP): 8,818

Population outlook (Sabine County) Hauer SSP2

• Today (2025): 23,820 people
• By 2030: 23,505 · -1.3%
• By 2040: 22,885 · -3.9%
• By 2050: 22,235 · -6.7%
• By 2075: 20,257 · -15.0%
• By 2100: 17,348 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 18% Two or more races 9% Hispanic / Latino 2% Native American 2%
• Common ancestry: Lithuanian 6% Romanian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Sabine

• 2024 margin: Solid R (+70.1) · D 14.6% · R 84.7%
• 2008→2024 swing: -18.5pp toward R · 2008: -51.6pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+66.5 2016: R+63.1 2012: R+55.1 2008: R+51.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.77%
• Current HPI: 114.4327
• 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

+3813.3% since first listed

8 events — show timeline

• 2026-05-06 Pending — AcadianaMLS
• 2026-05-05 Listed $117,400 AcadianaMLS
• 2026-04-08 Price Changed $117,400 AcadianaMLS
• 2026-03-05 Price Changed $123,400 AcadianaMLS
• 2025-12-30 Price Changed $128,400 AcadianaMLS
• 2025-10-22 Price Changed $129,400 AcadianaMLS
• 2025-08-24 Listed $144,900 AcadianaMLS
• 2007-11-20 Sold (Public Records) $3,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $487 · -6.0% YoY. Source: county tax records.