626 Paradise Rd · Ball, LA 71405

$64,000

2 bd · 1.0 ba · 1,246 sqft · Manufactured · 130 Days on market

Built 1971 0.54 ac lot ↓ 21% since listing

---

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
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Complete setup ready for your cosmetic updates! This 1971 Champion mobile home offers 2 bedrooms and 1 bathroom, with thoughtful additions that expand the utility space, provide extra storage, and create a second living area or sunroom for added flexibility. Situated on a half-acre lot with gated entry, the property also includes a storage shed and two carports for convenient parking and equipment space. Inside, you'll find a nicely tiled walk-in shower and furnishings that remain, making it an easy move-in opportunity or investment project. Plenty of room to personalize while enjoying a functional layout and a well-equipped property -- a great value with tons of potential! Desirable Ball community.

Key facts

• Extra storage
• Two carports
• Second living area

Tags

• EXTRA STORAGE
• SECOND LIVING AREA
• SUNROOM
• GATED ENTRY
• STORAGE SHED
• TWO CARPORTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 5.4% in Ball — 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 68/100 on livability (#87 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.25% ✓
• Cap rate: 20.00%
• Cash-on-cash: 48.96%
• DSCR: 3.18
• GRM: 3.7

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: 46.5%
• Equity multiple: 3.02×
• Total profit: $36,197
• Equity at exit: $9,543

10-year hold

• IRR: 52.3%
• Equity multiple: 6.10×
• Total profit: $91,481
• Equity at exit: $5,534

Cash invested: $17,920 (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 71405

• Home prices YoY: -23.3%
• Active inventory: 41
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $731

Break-even live

Break-even rent $513

Max offer price $64,000

Occupancy floor 44%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $64,000 Active 130 DOM
2. 2026-06-18
   days on market $64,000 Active 129 DOM
3. 2026-06-17
   days on market $64,000 Active 128 DOM
4. 2026-06-16
   days on market $64,000 Active 127 DOM
5. 2026-06-15
   days on market $64,000 Active 126 DOM
6. 2026-06-14
   days on market $64,000 Active 124 DOM
7. 2026-06-13
   days on market $64,000 Active 123 DOM
8. 2026-06-10
   days on market $64,000 Active 121 DOM
9. 2026-06-09
   days on market $64,000 Active 120 DOM
10. 2026-06-08
    pricedays on market $64,000 Active 119 DOM
11. 2026-06-07
    days on market $74,000 Active 118 DOM
12. 2026-06-03
    days on market $74,000 Active 114 DOM
13. 2026-06-02
    days on market $74,000 Active 113 DOM
14. 2026-06-01
    days on market $74,000 Active 112 DOM
15. 2026-05-31
    days on market $74,000 Active 111 DOM
16. 2026-05-30
    days on market $74,000 Active 110 DOM
17. 2026-04-06
    price $74,000 708-char remark

    Show marketing remark (708 chars)

    Complete setup ready for your cosmetic updates! This 1971 Champion mobile home offers 2 bedrooms and 1 bathroom, with thoughtful additions that expand the utility space, provide extra storage, and create a second living area or sunroom for added flexibility. Situated on a half-acre lot with gated entry, the property also includes a storage shed and two carports for convenient parking and equipment space. Inside, you'll find a nicely tiled walk-in shower and furnishings that remain, making it an easy move-in opportunity or investment project. Plenty of room to personalize while enjoying a functional layout and a well-equipped property -- a great value with tons of potential! Desirable Ball community.

18. 2026-03-02
    price $84,000 708-char remark

    Show marketing remark (708 chars)

    Complete setup ready for your cosmetic updates! This 1971 Champion mobile home offers 2 bedrooms and 1 bathroom, with thoughtful additions that expand the utility space, provide extra storage, and create a second living area or sunroom for added flexibility. Situated on a half-acre lot with gated entry, the property also includes a storage shed and two carports for convenient parking and equipment space. Inside, you'll find a nicely tiled walk-in shower and furnishings that remain, making it an easy move-in opportunity or investment project. Plenty of room to personalize while enjoying a functional layout and a well-equipped property -- a great value with tons of potential! Desirable Ball community.

19. 2026-02-07
    listed $94,000 Active 708-char remark

    Show marketing remark (708 chars)

    Complete setup ready for your cosmetic updates! This 1971 Champion mobile home offers 2 bedrooms and 1 bathroom, with thoughtful additions that expand the utility space, provide extra storage, and create a second living area or sunroom for added flexibility. Situated on a half-acre lot with gated entry, the property also includes a storage shed and two carports for convenient parking and equipment space. Inside, you'll find a nicely tiled walk-in shower and furnishings that remain, making it an easy move-in opportunity or investment project. Plenty of room to personalize while enjoying a functional layout and a well-equipped property -- a great value with tons of potential! Desirable Ball community.

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $520 · $43/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $17,268
• − Mortgage interest: −$3,585
• − Property taxes: −$520
• − Insurance: −$320
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$1,862
• Taxable income: $8,218
• Est. tax owed @ 24.0%: −$1,972
• After-tax cash flow: $6,802/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: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Ball

• Score: 68/100
• State rank: #87
• US rank: #9588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,384
• Population (ZIP): 5,384

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 7% Italian 2% English 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.75%
• Current HPI: 209.5849
• 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

-21.3% since first listed

3 events — show timeline

• 2026-04-06 Price Changed $74,000 AcadianaMLS
• 2026-03-02 Price Changed $84,000 AcadianaMLS
• 2026-02-07 Listed $94,000 AcadianaMLS

Property tax history

+0.3%/yr

Latest (2025): $520 · -0.5% YoY. Source: county tax records.