2153 Highway 2 · Plain Dealing, LA 71064

$184,900

4 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 95 Days on market

Built 2018 3.14 ac lot $165/sqft · 85% above area Est $183k · at est.

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Why this score? — see what drove the F 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).

• Appreciation +8.3/10.0
• ARV discount +6.9/15.0
• Cash flow +6.3/30.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Welcome to 2153 Hwy 2 in Plain Dealing, LA—where peaceful country living meets everyday functionality. Situated on a spacious piece of land, this property offers the privacy and room to spread out that so many are looking for. This property is also listed for lease for $1500.00 please call agent for details. Step inside to discover a comfortable layout with a welcoming living area, perfect for relaxing or gathering with family and friends. The kitchen offers plenty of cabinet and counter space, making it ideal for preparing home-cooked meals and entertaining with ease. The bedrooms provide ample space and flexibility, whether you need room for family, guests, or a home office. With its quiet surroundings, you’ll love unwinding at the end of the day in your own private retreat. Outside is where this property truly shines—enjoy wide open space for outdoor activities, gardening, animals, or simply soaking in the peaceful country setting. Whether you’re looking to start a small homestead or just want more room to roam, this property offers endless potential. Conveniently located with easy access to nearby towns while still offering that desirable rural feel, this home is a great opportunity for homeowners and investors alike. Schedule your private tour today and experience the charm of country living!

Key facts

• Quiet surroundings
• 3.14 acre lot
• Built 2018

Tags

• SPACIOUS PIECE OF LAND
• WELCOMING LIVING AREA
• QUIET SURROUNDINGS
• PEACEFUL COUNTRY SETTING
• EASY ACCESS TO NEARBY TOWNS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (31.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (43.5% below list).
• Recommended offer: $104k (43.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#318 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Bossier Parish (urban): math 40% / reading 47% proficiency, ranked #17 of 98 in LA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.5% local appreciation)).
• Bossier County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask is 12227% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% 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 $104,486 (43.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.57% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.66%
• DSCR: 0.66
• GRM: 14.7

CMA / ARV

• ARV (median comp): $182,508
• List price: $184,900
• Delta: 1.31%
• Verdict: FAIR
• Comps: 12 within 2.0 mi

Projected returns pro-forma

6.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.74×
• Total profit: $38,247
• Equity at exit: $122,597

10-year hold

• IRR: 11.6%
• Equity multiple: 3.46×
• Total profit: $127,488
• Equity at exit: $228,032

Cash invested: $51,772 (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 71064

• Home prices YoY: 5.2%
• Active inventory: 38
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-331

Break-even live

Break-even rent $1,463

Max offer price $126,492

Occupancy floor —

Sensitivity live

Price	-10% $-226	-5% $-278	+0% $-331	+5% $-383	+10% $-435
Rent	-10% $-413	-5% $-372	+0% $-331	+5% $-289	+10% $-248
Rate	-1.0pp $-238	-0.5pp $-284	base $-331	+0.5pp $-379	+1.0pp $-427

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $184,900 Active 95 DOM
2. 2026-06-18
   days on market $184,900 Active 92 DOM
3. 2026-06-17
   days on market $184,900 Active 91 DOM
4. 2026-06-16
   days on market $184,900 Active 90 DOM
5. 2026-06-15
   days on market $184,900 Active 89 DOM
6. 2026-06-14
   days on market $184,900 Active 87 DOM
7. 2026-06-13
   days on market $184,900 Active 86 DOM
8. 2026-06-10
   days on market $184,900 Active 84 DOM
9. 2026-06-09
   days on market $184,900 Active 83 DOM
10. 2026-06-08
    days on market $184,900 Active 82 DOM
11. 2026-06-07
    days on market $184,900 Active 81 DOM
12. 2026-06-02
    days on market $184,900 Active 76 DOM
13. 2026-06-01
    days on market $184,900 Active 75 DOM
14. 2026-05-31
    days on market $184,900 Active 74 DOM
15. 2026-05-30
    days on market $184,900 Active 73 DOM
16. 2026-05-16
    price $189,899 1355-char remark

    Show marketing remark (1355 chars)

    Welcome to 2153 Hwy 2 in Plain Dealing, LA—where peaceful country living meets everyday functionality. Situated on a spacious piece of land, this property offers the privacy and room to spread out that so many are looking for. This property is also listed for lease for $1500.00 please call agent for details. Step inside to discover a comfortable layout with a welcoming living area, perfect for relaxing or gathering with family and friends. The kitchen offers plenty of cabinet and counter space, making it ideal for preparing home-cooked meals and entertaining with ease. The bedrooms provide ample space and flexibility, whether you need room for family, guests, or a home office. With its quiet surroundings, you’ll love unwinding at the end of the day in your own private retreat. Outside is where this property truly shines—enjoy wide open space for outdoor activities, gardening, animals, or simply soaking in the peaceful country setting. Whether you’re looking to start a small homestead or just want more room to roam, this property offers endless potential. Conveniently located with easy access to nearby towns while still offering that desirable rural feel, this home is a great opportunity for homeowners and investors alike. Schedule your private tour today and experience the charm of country living!

17. 2026-05-14
    listed $1,500
18. 2026-03-30
    price $189,900 1355-char remark

    Show marketing remark (1355 chars)

    Welcome to 2153 Hwy 2 in Plain Dealing, LA—where peaceful country living meets everyday functionality. Situated on a spacious piece of land, this property offers the privacy and room to spread out that so many are looking for. This property is also listed for lease for $1500.00 please call agent for details. Step inside to discover a comfortable layout with a welcoming living area, perfect for relaxing or gathering with family and friends. The kitchen offers plenty of cabinet and counter space, making it ideal for preparing home-cooked meals and entertaining with ease. The bedrooms provide ample space and flexibility, whether you need room for family, guests, or a home office. With its quiet surroundings, you’ll love unwinding at the end of the day in your own private retreat. Outside is where this property truly shines—enjoy wide open space for outdoor activities, gardening, animals, or simply soaking in the peaceful country setting. Whether you’re looking to start a small homestead or just want more room to roam, this property offers endless potential. Conveniently located with easy access to nearby towns while still offering that desirable rural feel, this home is a great opportunity for homeowners and investors alike. Schedule your private tour today and experience the charm of country living!

19. 2026-03-18
    listed $199,900 Active 1355-char remark

    Show marketing remark (1355 chars)

    Welcome to 2153 Hwy 2 in Plain Dealing, LA—where peaceful country living meets everyday functionality. Situated on a spacious piece of land, this property offers the privacy and room to spread out that so many are looking for. This property is also listed for lease for $1500.00 please call agent for details. Step inside to discover a comfortable layout with a welcoming living area, perfect for relaxing or gathering with family and friends. The kitchen offers plenty of cabinet and counter space, making it ideal for preparing home-cooked meals and entertaining with ease. The bedrooms provide ample space and flexibility, whether you need room for family, guests, or a home office. With its quiet surroundings, you’ll love unwinding at the end of the day in your own private retreat. Outside is where this property truly shines—enjoy wide open space for outdoor activities, gardening, animals, or simply soaking in the peaceful country setting. Whether you’re looking to start a small homestead or just want more room to roam, this property offers endless potential. Conveniently located with easy access to nearby towns while still offering that desirable rural feel, this home is a great opportunity for homeowners and investors alike. Schedule your private tour today and experience the charm of country living!

20. 2025-07-14
    historical $1,500
21. 2025-07-11
    historical
22. 2025-06-14
    listed $1,500
23. 2025-06-11
    listed $184,900 Active
24. 2024-09-07
    historical $1,400
25. 2024-08-28
    price $1,400
26. 2024-07-27
    listed $1,500
27. 2021-10-13
    soldstatus $163,000
28. 2021-10-12
    soldstatus Sold
29. 2021-08-17
    status Pending
30. 2021-08-17
    listed $167,000 Active
31. 2021-07-09
    historical
32. 2021-03-26
    listed $167,300 Active

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $1,313 · $109/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $12,538
• − Mortgage interest: −$10,357
• − Property taxes: −$1,313
• − Insurance: −$924
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$5,379
• Taxable loss: −$7,441
• Est. tax savings @ 24.0%: +$1,786
• After-tax cash flow: $-2,182/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: Bossier Parish
• NCES district ID: 2200270
• Math proficiency: 40% ▼ -32.00%
• Reading proficiency: 47% ▼ -28.00%
• Median HH income: $51,326
• Composite: 37.5/100
• National rank: #4402
• State rank: #17 of 98 in LA

Livability — Plain Dealing

• Score: 57/100
• State rank: #318
• US rank: #21655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,993
• Population (ZIP): 3,993

Population outlook (Bossier County) Hauer SSP2

• Today (2025): 143,247 people
• By 2030: 151,802 · +6.0%
• By 2040: 168,194 · +17.4%
• By 2050: 183,533 · +28.1%
• By 2075: 217,009 · +51.5%
• By 2100: 230,091 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (51%)
• Race & ethnicity: White 51% Black 43% Two or more races 4%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · German/W. Germanic 1% Korean 1%

Political lean MEDSL · Bossier

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.3%
• 2008→2024 swing: +0.3pp no change · 2008: -43.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.0 2016: R+45.8 2012: R+45.4 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.54%
• Current HPI: 132.1034
• 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

+13.5% since first listed

17 events — show timeline

• 2026-05-16 Price Changed $189,899 NTREIS
• 2026-05-14 Listed for Rent $1,500 APPFOLIO
• 2026-03-30 Price Changed $189,900 NTREIS
• 2026-03-18 Listed $199,900 NTREIS
• 2025-07-14 Rental Removed $1,500 APPFOLIO
• 2025-07-11 Listing Removed — NTREIS
• 2025-06-14 Listed for Rent $1,500 APPFOLIO
• 2025-06-11 Listed $184,900 NTREIS
• 2024-09-07 Rental Removed $1,400 APPFOLIO
• 2024-08-28 Price Changed $1,400 APPFOLIO
• 2024-07-27 Listed for Rent $1,500 APPFOLIO
• 2021-10-13 Sold (Public Records) $163,000 Public Records
• 2021-10-12 Sold (MLS) — NTREIS
• 2021-08-17 Pending — NTREIS
• 2021-08-17 Listed $167,000 NTREIS
• 2021-07-09 Listing Removed — NTREIS
• 2021-03-26 Listed $167,300 NTREIS

Property tax history

+38.7%/yr

Latest (2025): $1,313 · -1.2% YoY. Source: county tax records.