186 Ed Fuller Rd · Eros, LA 71238

$79,900

4 bd · 3.0 ba · 2,240 sqft · Manufactured public records · 76 Days on market

Built 1999 ↓ 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Situated on approximately 3.18 acres, this 4-bedroom, 2.5-bath home with over 2,100 heated square feet is an investor special with strong value-add potential. Built in 1999, the property features a spacious layout, fireplace, and a desirable rural setting with plenty of land—ideal for a fix-and-flip, rental, or long-term hold. With the right vision, this property offers an excellent opportunity to build equity and maximize returns.

Key facts

• 2 garage spots
• Built 1999
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#424 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($552 loan paydown + $3k appreciation (4.2% local appreciation)).
• At projected returns (4.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.71%
• DSCR: 2.23
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.14×
• Total profit: $47,936
• Equity at exit: $41,701

10-year hold

• IRR: 34.8%
• Equity multiple: 6.28×
• Total profit: $118,162
• Equity at exit: $69,173

Cash invested: $22,372 (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 71238

• Home prices YoY: 1.6%
• Active inventory: 32
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $517

Break-even live

Break-even rent $610

Max offer price $79,900

Occupancy floor 54%

Sensitivity live

Price	-10% $562	-5% $539	+0% $517	+5% $494	+10% $471
Rent	-10% $417	-5% $467	+0% $517	+5% $567	+10% $616
Rate	-1.0pp $557	-0.5pp $537	base $517	+0.5pp $496	+1.0pp $475

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $79,900 Active 76 DOM
2. 2026-06-18
   days on market $79,900 Active 75 DOM
3. 2026-06-17
   days on market $79,900 Active 74 DOM
4. 2026-06-16
   days on market $79,900 Active 73 DOM
5. 2026-06-15
   days on market $79,900 Active 72 DOM
6. 2026-06-14
   days on market $79,900 Active 70 DOM
7. 2026-06-13
   days on market $79,900 Active 69 DOM
8. 2026-06-10
   days on market $79,900 Active 67 DOM
9. 2026-06-09
   days on market $79,900 Active 66 DOM
10. 2026-06-08
    days on market $79,900 Active 65 DOM
11. 2026-06-07
    days on market $79,900 Active 64 DOM
12. 2026-06-03
    days on market $79,900 Active 60 DOM
13. 2026-06-02
    days on market $79,900 Active 59 DOM
14. 2026-06-01
    days on market $79,900 Active 58 DOM
15. 2026-05-31
    days on market $79,900 Active 57 DOM
16. 2026-05-30
    days on market $79,900 Active 56 DOM
17. 2026-05-10
    price $79,900 441-char remark

    Show marketing remark (441 chars)

    Situated on approximately 3.18 acres, this 4-bedroom, 2.5-bath home with over 2,100 heated square feet is an investor special with strong value-add potential. Built in 1999, the property features a spacious layout, fireplace, and a desirable rural setting with plenty of land—ideal for a fix-and-flip, rental, or long-term hold. With the right vision, this property offers an excellent opportunity to build equity and maximize returns.

18. 2026-04-03
    listed $89,900 Active 441-char remark

    Show marketing remark (441 chars)

    Situated on approximately 3.18 acres, this 4-bedroom, 2.5-bath home with over 2,100 heated square feet is an investor special with strong value-add potential. Built in 1999, the property features a spacious layout, fireplace, and a desirable rural setting with plenty of land—ideal for a fix-and-flip, rental, or long-term hold. With the right vision, this property offers an excellent opportunity to build equity and maximize returns.

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $439 · $37/mo
• Expected delta: +$87/yr (+$7/mo · 24.7%)

ⓘ 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 ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $15,165
• − Mortgage interest: −$4,476
• − Property taxes: −$352
• − Insurance: −$400
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$2,324
• Taxable income: $5,186
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $4,955/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Eros

• Score: 50/100
• State rank: #424
• US rank: #25540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,399

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Italian 4% Danish 3%
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.25%
• Current HPI: 266.596
• 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

-11.1% since first listed

2 events — show timeline

• 2026-05-10 Price Changed $79,900 NELABOR
• 2026-04-03 Listed $89,900 NELABOR

Property tax history

-9.2%/yr

Latest (2025): $352 · -1.2% YoY. Source: county tax records.