111 Mike Dr · Gillis, LA 70657

$87,500

3 bd · 2.0 ba · 1,220 sqft · Manufactured · 173 Days on market

Built 1998 0.50 ac lot Est $124k · 30% under

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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
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Appreciation +5.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0

Listing remarks MLS

Located in the desirable South Beauregard School District, this move-in-ready 3-bedroom, 2-bath mobile home sits on a spacious corner over half acre lot and offers both comfort and convenience just minutes off Highway 171. The property is FHA eligible, making it an excellent option for qualified buyers. Inside, the home features a functional and open layout with a generous living area that flows into the kitchen and dining space, creating an inviting atmosphere for everyday living.

Key facts

• Generous living area
• Move-in-ready
• Fha eligible

Tags

• MOVE-IN-READY
• SPACIOUS CORNER LOT
• FHA ELIGIBLE
• FUNCTIONAL OPEN LAYOUT
• GENEROUS LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.4% in Gillis — 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 39/100 on livability (#468 in LA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute 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: 84 active listings in the ZIP; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $947 of equity ($605 loan paydown + $342 appreciation (0.4% local appreciation)).
• At projected returns (0.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 46% 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; 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 $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.24% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.17%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $124,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
238 W Gregory Dr W	0.27mi	3/2.0	1,326 (+9%)	18mo	$135,000	$102	58

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

Projected returns pro-forma

0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.82×
• Total profit: $20,052
• Equity at exit: $27,130

10-year hold

• IRR: 20.6%
• Equity multiple: 3.36×
• Total profit: $57,740
• Equity at exit: $34,021

Cash invested: $24,500 (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 70657

• Home prices YoY: 0.3%
• Active inventory: 84
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$29 /mo · $342/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $330

Break-even live

Break-even rent $663

Max offer price $87,500

Occupancy floor 64%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $87,500 Active 173 DOM
2. 2026-06-18
   days on market $87,500 Active 172 DOM
3. 2026-06-17
   days on market $87,500 Active 171 DOM
4. 2026-06-16
   days on market $87,500 Active 170 DOM
5. 2026-06-15
   days on market $87,500 Active 169 DOM
6. 2026-06-14
   days on market $87,500 Active 167 DOM
7. 2026-06-13
   days on market $87,500 Active 166 DOM
8. 2026-06-10
   days on market $87,500 Active 164 DOM
9. 2026-06-09
   days on market $87,500 Active 163 DOM
10. 2026-06-08
    days on market $87,500 Active 162 DOM
11. 2026-06-07
    days on market $87,500 Active 161 DOM
12. 2026-06-03
    days on market $87,500 Active 157 DOM
13. 2026-06-02
    days on market $87,500 Active 156 DOM
14. 2026-06-01
    days on market $87,500 Active 155 DOM
15. 2026-05-31
    days on market $87,500 Active 154 DOM
16. 2026-05-30
    days on market $87,500 Active 153 DOM
17. 2026-05-14
    price $87,500 486-char remark

    Show marketing remark (1185 chars)

    Located in the desirable South Beauregard School District, this move-in-ready 3-bedroom, 2-bath mobile home sits on a spacious corner over half acre lot and offers both comfort and convenience just minutes off Highway 171. The property is FHA eligible, making it an excellent option for qualified buyers. Inside, the home features a functional and open layout with a generous living area that flows into the kitchen and dining space, creating an inviting atmosphere for everyday living. The kitchen offers ample cabinetry and counter space, while large windows throughout the home provide plenty of natural light. The primary bedroom includes a private bath, and the additional bedrooms are well-sized with easy access to the second full bathroom. Outside, enjoy a large backyard with chain-link fencing, ideal for pets, outdoor activities, or entertaining. The expansive lot provides plenty of room to spread out while still being conveniently located. This well-maintained property is truly move-in ready and offers a great opportunity for buyers seeking space, affordability, and a sought-after school district. Schedule your private showing today to see all this home has to offer.

18. 2026-05-14
    price $87,500 1185-char remark

    Show marketing remark (1185 chars)

    Located in the desirable South Beauregard School District, this move-in-ready 3-bedroom, 2-bath mobile home sits on a spacious corner over half acre lot and offers both comfort and convenience just minutes off Highway 171. The property is FHA eligible, making it an excellent option for qualified buyers. Inside, the home features a functional and open layout with a generous living area that flows into the kitchen and dining space, creating an inviting atmosphere for everyday living. The kitchen offers ample cabinetry and counter space, while large windows throughout the home provide plenty of natural light. The primary bedroom includes a private bath, and the additional bedrooms are well-sized with easy access to the second full bathroom. Outside, enjoy a large backyard with chain-link fencing, ideal for pets, outdoor activities, or entertaining. The expansive lot provides plenty of room to spread out while still being conveniently located. This well-maintained property is truly move-in ready and offers a great opportunity for buyers seeking space, affordability, and a sought-after school district. Schedule your private showing today to see all this home has to offer.

19. 2026-05-08
    status Active 486-char remark

    Show marketing remark (486 chars)

    Located in the desirable South Beauregard School District, this move-in-ready 3-bedroom, 2-bath mobile home sits on a spacious corner over half acre lot and offers both comfort and convenience just minutes off Highway 171. The property is FHA eligible, making it an excellent option for qualified buyers. Inside, the home features a functional and open layout with a generous living area that flows into the kitchen and dining space, creating an inviting atmosphere for everyday living.

20. 2026-05-07
    status Active 1185-char remark

    Show marketing remark (1185 chars)

    Located in the desirable South Beauregard School District, this move-in-ready 3-bedroom, 2-bath mobile home sits on a spacious corner over half acre lot and offers both comfort and convenience just minutes off Highway 171. The property is FHA eligible, making it an excellent option for qualified buyers. Inside, the home features a functional and open layout with a generous living area that flows into the kitchen and dining space, creating an inviting atmosphere for everyday living. The kitchen offers ample cabinetry and counter space, while large windows throughout the home provide plenty of natural light. The primary bedroom includes a private bath, and the additional bedrooms are well-sized with easy access to the second full bathroom. Outside, enjoy a large backyard with chain-link fencing, ideal for pets, outdoor activities, or entertaining. The expansive lot provides plenty of room to spread out while still being conveniently located. This well-maintained property is truly move-in ready and offers a great opportunity for buyers seeking space, affordability, and a sought-after school district. Schedule your private showing today to see all this home has to offer.

21. 2026-04-27
    historical 486-char remark

    Show marketing remark (486 chars)

    Located in the desirable South Beauregard School District, this move-in-ready 3-bedroom, 2-bath mobile home sits on a spacious corner over half acre lot and offers both comfort and convenience just minutes off Highway 171. The property is FHA eligible, making it an excellent option for qualified buyers. Inside, the home features a functional and open layout with a generous living area that flows into the kitchen and dining space, creating an inviting atmosphere for everyday living.

22. 2026-04-25
    status Pending 1185-char remark

    Show marketing remark (1185 chars)

    Located in the desirable South Beauregard School District, this move-in-ready 3-bedroom, 2-bath mobile home sits on a spacious corner over half acre lot and offers both comfort and convenience just minutes off Highway 171. The property is FHA eligible, making it an excellent option for qualified buyers. Inside, the home features a functional and open layout with a generous living area that flows into the kitchen and dining space, creating an inviting atmosphere for everyday living. The kitchen offers ample cabinetry and counter space, while large windows throughout the home provide plenty of natural light. The primary bedroom includes a private bath, and the additional bedrooms are well-sized with easy access to the second full bathroom. Outside, enjoy a large backyard with chain-link fencing, ideal for pets, outdoor activities, or entertaining. The expansive lot provides plenty of room to spread out while still being conveniently located. This well-maintained property is truly move-in ready and offers a great opportunity for buyers seeking space, affordability, and a sought-after school district. Schedule your private showing today to see all this home has to offer.

23. 2026-03-04
    price $89,900 486-char remark

    Show marketing remark (1185 chars)

    Located in the desirable South Beauregard School District, this move-in-ready 3-bedroom, 2-bath mobile home sits on a spacious corner over half acre lot and offers both comfort and convenience just minutes off Highway 171. The property is FHA eligible, making it an excellent option for qualified buyers. Inside, the home features a functional and open layout with a generous living area that flows into the kitchen and dining space, creating an inviting atmosphere for everyday living. The kitchen offers ample cabinetry and counter space, while large windows throughout the home provide plenty of natural light. The primary bedroom includes a private bath, and the additional bedrooms are well-sized with easy access to the second full bathroom. Outside, enjoy a large backyard with chain-link fencing, ideal for pets, outdoor activities, or entertaining. The expansive lot provides plenty of room to spread out while still being conveniently located. This well-maintained property is truly move-in ready and offers a great opportunity for buyers seeking space, affordability, and a sought-after school district. Schedule your private showing today to see all this home has to offer.

24. 2026-03-04
    price $89,900 1185-char remark

    Show marketing remark (1185 chars)

    Located in the desirable South Beauregard School District, this move-in-ready 3-bedroom, 2-bath mobile home sits on a spacious corner over half acre lot and offers both comfort and convenience just minutes off Highway 171. The property is FHA eligible, making it an excellent option for qualified buyers. Inside, the home features a functional and open layout with a generous living area that flows into the kitchen and dining space, creating an inviting atmosphere for everyday living. The kitchen offers ample cabinetry and counter space, while large windows throughout the home provide plenty of natural light. The primary bedroom includes a private bath, and the additional bedrooms are well-sized with easy access to the second full bathroom. Outside, enjoy a large backyard with chain-link fencing, ideal for pets, outdoor activities, or entertaining. The expansive lot provides plenty of room to spread out while still being conveniently located. This well-maintained property is truly move-in ready and offers a great opportunity for buyers seeking space, affordability, and a sought-after school district. Schedule your private showing today to see all this home has to offer.

25. 2025-12-17
    listed $95,000 Active 486-char remark

    Show marketing remark (1185 chars)

    Located in the desirable South Beauregard School District, this move-in-ready 3-bedroom, 2-bath mobile home sits on a spacious corner over half acre lot and offers both comfort and convenience just minutes off Highway 171. The property is FHA eligible, making it an excellent option for qualified buyers. Inside, the home features a functional and open layout with a generous living area that flows into the kitchen and dining space, creating an inviting atmosphere for everyday living. The kitchen offers ample cabinetry and counter space, while large windows throughout the home provide plenty of natural light. The primary bedroom includes a private bath, and the additional bedrooms are well-sized with easy access to the second full bathroom. Outside, enjoy a large backyard with chain-link fencing, ideal for pets, outdoor activities, or entertaining. The expansive lot provides plenty of room to spread out while still being conveniently located. This well-maintained property is truly move-in ready and offers a great opportunity for buyers seeking space, affordability, and a sought-after school district. Schedule your private showing today to see all this home has to offer.

26. 2025-12-17
    listed $95,000 Active 1185-char remark

    Show marketing remark (1185 chars)

    Located in the desirable South Beauregard School District, this move-in-ready 3-bedroom, 2-bath mobile home sits on a spacious corner over half acre lot and offers both comfort and convenience just minutes off Highway 171. The property is FHA eligible, making it an excellent option for qualified buyers. Inside, the home features a functional and open layout with a generous living area that flows into the kitchen and dining space, creating an inviting atmosphere for everyday living. The kitchen offers ample cabinetry and counter space, while large windows throughout the home provide plenty of natural light. The primary bedroom includes a private bath, and the additional bedrooms are well-sized with easy access to the second full bathroom. Outside, enjoy a large backyard with chain-link fencing, ideal for pets, outdoor activities, or entertaining. The expansive lot provides plenty of room to spread out while still being conveniently located. This well-maintained property is truly move-in ready and offers a great opportunity for buyers seeking space, affordability, and a sought-after school district. Schedule your private showing today to see all this home has to offer.

27. 2024-10-21
    historical
28. 2024-09-12
    listed
29. 2023-02-15
    soldstatus Closed
30. 2022-11-04
    soldstatus
31. 2022-11-04
    soldstatus $60,000
32. 2022-10-23
    status Pending
33. 2022-10-14
    listed $63,500 Active
34. 2022-09-08
    listed $63,500
35. 2022-08-16
    price $79,900
36. 2022-07-16
    listed $82,900 Active
37. 2005-10-13
    soldstatus

ⓘ 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: $342 · $29/mo
• Projected year-2 tax: $481 · $40/mo
• Expected delta: +$139/yr (+$12/mo · 40.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,972
• − Mortgage interest: −$4,901
• − Property taxes: −$342
• − Insurance: −$438
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,545
• Taxable income: $2,670
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,321/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 — Gillis

• Score: 39/100
• State rank: #468
• US rank: #27399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,807

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 10% Portuguese 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Spanish 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: ▲ 0.39%
• Current HPI: 144.4678
• 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

+5.5% since first listed

21 events — show timeline

• 2026-05-14 Price Changed $87,500 GFPAR
• 2026-05-14 Price Changed $87,500 SWLAR
• 2026-05-08 Relisted — GFPAR
• 2026-05-07 Relisted — SWLAR
• 2026-04-27 Delisted — GFPAR
• 2026-04-25 Pending — SWLAR
• 2026-03-04 Price Changed $89,900 GFPAR
• 2026-03-04 Price Changed $89,900 SWLAR
• 2025-12-17 Listed $95,000 SWLAR
• 2025-12-17 Listed $95,000 GFPAR
• 2024-10-21 Rental Removed — BUILDIUM
• 2024-09-12 Listed for Rent — BUILDIUM
• 2023-02-15 Sold (MLS) — GFPAR
• 2022-11-04 Sold (Public Records) $60,000 Public Records
• 2022-11-04 Sold (MLS) — SWLAR
• 2022-10-23 Pending — GFPAR
• 2022-10-14 Listed $63,500 GFPAR
• 2022-09-08 Listed $63,500 SWLAR
• 2022-08-16 Price Changed $79,900 GFPAR
• 2022-07-16 Listed $82,900 GFPAR
• 2005-10-13 Sold (Public Records) — Public Records

Property tax history

-4.7%/yr

Latest (2025): $342 · +1.8% YoY. Source: county tax records.