571 Highway 589 · Forest, LA 71263

$99,000

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 12 Days on market

Built 1998

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Country living with room to breathe!! Situated on approximately 2 acres, this 1998 28x70 mobile home offers a spacious open floor plan with 3 bedrooms and 2 bathrooms. The home needs a little TLC but has great potential to become a comfortable family home, rental property, or investment opportunity. Enjoy peaceful views of the neighboring pastures from your own yard and experience the quiet charm of rural living. Inside, you'll find generous living spaces and a layout that provides plenty of room for gathering and everyday life. If you're looking for acreage, beautiful country views, and the opportunity to add your own personal touches, this property is worth a look. Don't miss your chance

Key facts

• 2 garage spots
• Built 1998
• Listed 12 days

Property features AI

Finance

• Other: Property type: Residential mobile home
• HOA & community: No association amenities

Exterior

• Parking: 2-car garage; Carport; Open parking with gravel surface
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Propane
• Home design: Mobile home (double wide); One level; Entry on level 1
• Construction: Vinyl siding; Metal roof
• Exterior features: Landscaped and cleared lot; No fencing

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans throughout; Walk-in closet(s); Crawl space
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 57/100 on livability (#326 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety D, crime F, amenities F.
• West Carroll Parish (rural): math 25% / reading 34% proficiency, ranked #46 of 98 in LA (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• West Carroll County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $99,000

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. 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?
3. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 7.2

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $4,718
• Equity at exit: $14,761

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $30,711
• Equity at exit: $8,560

Cash invested: $27,720 (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 71263

• Home prices YoY: -5.4%
• Active inventory: 39
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $327

Break-even live

Break-even rent $734

Max offer price $99,000

Occupancy floor 67%

Sensitivity live

Price	-10% $383	-5% $355	+0% $327	+5% $299	+10% $271
Rent	-10% $236	-5% $281	+0% $327	+5% $372	+10% $417
Rate	-1.0pp $377	-0.5pp $352	base $327	+0.5pp $301	+1.0pp $275

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $99,000 Active 12 DOM
2. 2026-06-18
   days on market $99,000 Active 10 DOM
3. 2026-06-17
   days on market $99,000 Active 9 DOM
4. 2026-06-16
   days on market $99,000 Active 8 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   days on market $99,000 Active 7 DOM
7. 2026-06-13
   days on market $99,000 Active 5 DOM
8. 2026-06-12
   days on market $99,000 Active 4 DOM
9. 2026-06-09
   listed $99,000 Active 1 DOM

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$308/yr (+$26/mo · 130.7%)

ⓘ 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 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: $13,774
• − Mortgage interest: −$5,546
• − Property taxes: −$236
• − Insurance: −$495
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,880
• Taxable income: $2,413
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,341/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: West Carroll Parish
• NCES district ID: 2201950
• Math proficiency: 25% ▼ -35.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $34,471
• Composite: 24.27/100
• National rank: #7717
• State rank: #46 of 98 in LA

Livability — Forest

• Score: 57/100
• State rank: #326
• US rank: #22052

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 89
• Population (ZIP): 6,241

Population outlook (West Carroll County) Hauer SSP2

• Today (2025): 10,760 people
• By 2030: 10,411 · -3.2%
• By 2040: 9,728 · -9.6%
• By 2050: 9,053 · -15.9%
• By 2075: 7,599 · -29.4%
• By 2100: 6,174 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 15% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · West Carroll

• 2024 margin: Solid R (+74.0) · D 12.6% · R 86.6%
• 2008→2024 swing: -10.5pp toward R · 2008: -63.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.4 2016: R+68.4 2012: R+61.0 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.84%
• Current HPI: 226.54
• 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

+38.5% since first listed

2 events — show timeline

• 2026-06-02 Listed $99,000 NELABOR
• 2008-10-07 Sold (Public Records) $71,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $236 · -0.1% YoY. Source: county tax records.