700 Hwy 110 · Merryville, LA 70653

$99,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 182 Days on market

Built 1998 1.36 ac lot ↓ 9% since listing

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Take a look at this incredible home at a low price! Located in the heart of Merryville and just minutes from downtown, the home features an open-concept design with plenty of natural light, 3 bedrooms and 2 baths. There is an enormous soaking tub in the owner's bathroom along with a separate shower and double vanities. The home sits on a well-manicured lawn consisting of 1.36 acres. There is a double carport in back and a storage shed included. Don't forget to enjoy the evenings sitting on your front porch. This home has it all and won't last long. Call your realtor today for details!

Key facts

• Open-concept design
• Natural light
• Separate shower

Tags

• OPEN-CONCEPT DESIGN
• NATURAL LIGHT
• ENORMOUS SOAKING TUB
• SEPARATE SHOWER
• DOUBLE VANITIES
• WELL-MANICURED LAWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#196 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: amenities F, commute F, employment 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: 30 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 (-1.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $961 of value loss. Plan a longer hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($88k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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. 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: 1.29% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.62%
• DSCR: 1.83
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.72×
• Total profit: $20,151
• Equity at exit: $24,180

10-year hold

• IRR: 21.6%
• Equity multiple: 3.19×
• Total profit: $61,085
• Equity at exit: $25,529

Cash invested: $27,860 (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 70653

• Home prices YoY: -1.6%
• Active inventory: 30
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $432

Break-even live

Break-even rent $740

Max offer price $99,500

Occupancy floor 61%

Sensitivity live

Price	-10% $489	-5% $460	+0% $432	+5% $404	+10% $376
Rent	-10% $331	-5% $381	+0% $432	+5% $483	+10% $534
Rate	-1.0pp $482	-0.5pp $458	base $432	+0.5pp $407	+1.0pp $380

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $99,500 Active 182 DOM
2. 2026-06-18
   days on market $99,500 Active 181 DOM
3. 2026-06-17
   days on market $99,500 Active 180 DOM
4. 2026-06-16
   days on market $99,500 Active 179 DOM
5. 2026-06-15
   days on market $99,500 Active 178 DOM
6. 2026-06-14
   days on market $99,500 Active 176 DOM
7. 2026-06-13
   days on market $99,500 Active 175 DOM
8. 2026-06-10
   days on market $99,500 Active 173 DOM
9. 2026-06-09
   days on market $99,500 Active 172 DOM
10. 2026-06-08
    days on market $99,500 Active 171 DOM
11. 2026-06-07
    days on market $99,500 Active 170 DOM
12. 2026-06-03
    pricedays on market $99,500 Active 166 DOM
13. 2026-06-02
    days on market $105,000 Active 165 DOM
14. 2026-06-01
    days on market $105,000 Active 164 DOM
15. 2026-05-31
    days on market $105,000 Active 163 DOM
16. 2026-05-30
    days on market $105,000 Active 162 DOM
17. 2026-03-14
    price $105,000 592-char remark

    Show marketing remark (592 chars)

    Take a look at this incredible home at a low price! Located in the heart of Merryville and just minutes from downtown, the home features an open-concept design with plenty of natural light, 3 bedrooms and 2 baths. There is an enormous soaking tub in the owner's bathroom along with a separate shower and double vanities. The home sits on a well-manicured lawn consisting of 1.36 acres. There is a double carport in back and a storage shed included. Don't forget to enjoy the evenings sitting on your front porch. This home has it all and won't last long. Call your realtor today for details!

18. 2025-12-19
    listed $114,900 Active 592-char remark

    Show marketing remark (592 chars)

    Take a look at this incredible home at a low price! Located in the heart of Merryville and just minutes from downtown, the home features an open-concept design with plenty of natural light, 3 bedrooms and 2 baths. There is an enormous soaking tub in the owner's bathroom along with a separate shower and double vanities. The home sits on a well-manicured lawn consisting of 1.36 acres. There is a double carport in back and a storage shed included. Don't forget to enjoy the evenings sitting on your front porch. This home has it all and won't last long. Call your realtor today for details!

ⓘ 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: $252 · $21/mo
• Projected year-2 tax: $547 · $46/mo
• Expected delta: +$295/yr (+$25/mo · 116.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 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: $15,442
• − Mortgage interest: −$5,574
• − Property taxes: −$252
• − Insurance: −$498
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,895
• Taxable income: $3,753
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $4,287/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 — Merryville

• Score: 63/100
• State rank: #196
• US rank: #15511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Merryville, LA
• Population (ZIP): 3,297

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 (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 3%
• Common ancestry: Slovak 6% Lithuanian 5% Italian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Spanish 0%

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: ▼ -0.97%
• Current HPI: 59.0168
• 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

-8.6% since first listed

2 events — show timeline

• 2026-03-14 Price Changed $105,000 GFPAR
• 2025-12-19 Listed $114,900 GFPAR

Property tax history

+0.1%/yr

Latest (2025): $252 · +0.8% YoY. Source: county tax records.