216 W Willow Branch Rd W · DeRidder, LA 70634

$114,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 16 Days on market

Built 2007 6.09 ac lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

QUIET COUNTRY LIVING CLOSE TO TOWN! This three bedroom , two full bath double-wide mobile is waiting for a new family. It has a split floor plan and two separate living areas. The home sits on 6.09 acres just off of 171 south. Call for showing today.

Key facts

• 6.09 acre lot
• Built 2007
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.8% in DeRidder — 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 72/100 on livability (#43 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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: 241 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 (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,176 (1.5% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.23% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 6.8

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $6,883
• Equity at exit: $17,132

10-year hold

• IRR: 14.9%
• Equity multiple: 2.20×
• Total profit: $38,754
• Equity at exit: $9,934

Cash invested: $32,172 (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 70634

• Home prices YoY: -30.6%
• Active inventory: 241
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $401

Break-even live

Break-even rent $904

Max offer price $114,900

Occupancy floor 67%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-30
   status Pending
2. 2026-04-14
   listed $114,900 Active
3. 2022-12-14
   soldstatus 251-char remark

   Show marketing remark (251 chars)

   QUIET COUNTRY LIVING CLOSE TO TOWN! This three bedroom , two full bath double-wide mobile is waiting for a new family. It has a split floor plan and two separate living areas. The home sits on 6.09 acres just off of 171 south. Call for showing today.

4. 2018-04-12
   soldstatus 356-char remark

   Show marketing remark (356 chars)

   COMPLETELY REMODELED HOME ON ACREAGE!!! 6.09 Acres +/- of Solitude and Class in this Beautifully Remodeled and Styled Home with extra living room/game room. Everything has been Considered to Create Elegance in a Sublime, Country Setting. Enjoy the Newness, close to town, yet peaceably distant. Owner is licensed real estate agent in the state of Louisiana

5. 2018-04-12
   soldstatus $127,500

   Show marketing remark (356 chars)

   COMPLETELY REMODELED HOME ON ACREAGE!!! 6.09 Acres +/- of Solitude and Class in this Beautifully Remodeled and Styled Home with extra living room/game room. Everything has been Considered to Create Elegance in a Sublime, Country Setting. Enjoy the Newness, close to town, yet peaceably distant. Owner is licensed real estate agent in the state of Louisiana

6. 2018-03-20
   soldstatus $127,500
7. 2018-03-05
   soldstatus $157,000
8. 2018-02-16
   listed $159,000 356-char remark

   Show marketing remark (356 chars)

   COMPLETELY REMODELED HOME ON ACREAGE!!! 6.09 Acres +/- of Solitude and Class in this Beautifully Remodeled and Styled Home with extra living room/game room. Everything has been Considered to Create Elegance in a Sublime, Country Setting. Enjoy the Newness, close to town, yet peaceably distant. Owner is licensed real estate agent in the state of Louisiana

9. 2017-10-23
   soldstatus
10. 2017-10-23
    soldstatus $37,900
11. 2017-07-10
    soldstatus $50,000
12. 2017-06-07
    listed $37,900
13. 2017-01-11
    listed $59,900 251-char remark

    Show marketing remark (251 chars)

    QUIET COUNTRY LIVING CLOSE TO TOWN! This three bedroom , two full bath double-wide mobile is waiting for a new family. It has a split floor plan and two separate living areas. The home sits on 6.09 acres just off of 171 south. Call for showing today.

14. 2007-09-25
    soldstatus $98,200
15. 2007-09-25
    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: $769 · $64/mo
• Projected year-2 tax: $769 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 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: $16,941
• − Mortgage interest: −$6,436
• − Property taxes: −$769
• − Insurance: −$574
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,343
• Taxable income: $3,109
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $4,064/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 — DeRidder

• Score: 72/100
• State rank: #43
• US rank: #6227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 25,038

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 (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -57.61%
• Current HPI: 130.4445
• 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

+17.0% since first listed

15 events — show timeline

• 2026-04-30 Pending — SWLAR
• 2026-04-14 Listed $114,900 SWLAR
• 2022-12-14 Sold (MLS) — GFPAR
• 2018-04-12 Sold (Public Records) $127,500 Public Records
• 2018-04-12 Sold (MLS) — GFPAR
• 2018-03-20 Sold (Public Records) $127,500 Public Records
• 2018-03-05 Sold (Public Records) $157,000 Public Records
• 2018-02-16 Listed $159,000 GFPAR
• 2017-10-23 Sold (Public Records) $37,900 Public Records
• 2017-10-23 Sold (MLS) — GFPAR
• 2017-07-10 Sold (Public Records) $50,000 Public Records
• 2017-06-07 Listed $37,900 GFPAR
• 2017-01-11 Listed $59,900 GFPAR
• 2007-09-25 Sold (Public Records) — Public Records
• 2007-09-25 Sold (Public Records) $98,200 Public Records

Property tax history

+1.6%/yr

Latest (2025): $769 · +0.8% YoY. Source: county tax records.