990 Ervin Cotton Rd · Calhoun, LA 71238

$155,000

3 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 21 Days on market

Manufactured home Built 2007 4.22 ac lot

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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 +16.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see what just hit the market! Huge 32x80 4 bed 2 bath manufactured home sitting on 4.2 acres! Two 12x24 buildings, 22 Kw home generator! Located on Ervin cotton rd in Eros, La! Not many of these type of places come around very often, so hurry and grab your chance to come check it out! Inside is a nice floor plan with a huge open kitchen and living room concept. All appliances to remain! Big master bedroom and master bathroom. 3 large sized bedrooms in the back with a large middle bathroom. Also in the very back is a cozy den or 2nd living room, or could be used as an game room. With a nice pellet fed Fireplace that is controlled by thermostat on the wall, that is perfect for those cold winter nights. Through there is a nice home office, off of that is a large laundry room. One of the beauties of this place is when you step out your back door onto a large covered porch. Outback is a huge open back yard leading up to the woods. In fact over 2 acres of the land is in the woods! Lots of deer come through the property, so you can set you up a deer stand and hunt on your own property. Set up your appointment and come check this place out!

Key facts

• Large back porches
• Home generator
• Outbuildings

Tags

• HOME GENERATOR
• PELLET FED FIREPLACE
• LARGE FRONT PORCHES
• LARGE BACK PORCHES
• OUTBUILDINGS
• WOODED PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $75 ($903/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (19.3% below list).
• Recommended offer: $125k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.5% in Calhoun — 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 75/100 on livability (#22 in LA, #4,072 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute 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.
• Zoned schools: Woodlawn Elementary School (math 33% / reading 52%, grade F, #200 of 646 statewide, top 31%, 565 students, 63% FRL); Woodlawn Middle School (math 29% / reading 48%, grade F, #69 of 218 statewide, top 33%, 314 students, 67% FRL); West Ouachita High School (math 36% / reading 47%, grade F, #71 of 265 statewide, top 27%, 1,080 students, 54% FRL).
• 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 $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• At projected returns (4.2% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 21 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 10233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $125,055 (19.3% 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: 0.81% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 10.3

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: 12.7%
• Equity multiple: 1.78×
• Total profit: $33,918
• Equity at exit: $80,897

10-year hold

• IRR: 14.0%
• Equity multiple: 3.34×
• Total profit: $101,632
• Equity at exit: $134,191

Cash invested: $43,400 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $75

Break-even live

Break-even rent $1,155

Max offer price $155,000

Occupancy floor 89%

Sensitivity live

Price	-10% $163	-5% $119	+0% $75	+5% $31	+10% $-12
Rent	-10% $-24	-5% $26	+0% $75	+5% $125	+10% $174
Rate	-1.0pp $153	-0.5pp $115	base $75	+0.5pp $35	+1.0pp $-6

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2025-06-10
   historical $1,500
2. 2025-06-10
   status Pending
3. 2025-06-04
   listed $1,500
4. 2025-06-01
   price $155,000
5. 2025-05-20
   listed $165,000 Active
6. 2022-06-10
   soldstatus Closed 1157-char remark

   Show marketing remark (1157 chars)

   Come see what just hit the market! Huge 32x80 4 bed 2 bath manufactured home sitting on 4.2 acres! Two 12x24 buildings, 22 Kw home generator! Located on Ervin cotton rd in Eros, La! Not many of these type of places come around very often, so hurry and grab your chance to come check it out! Inside is a nice floor plan with a huge open kitchen and living room concept. All appliances to remain! Big master bedroom and master bathroom. 3 large sized bedrooms in the back with a large middle bathroom. Also in the very back is a cozy den or 2nd living room, or could be used as an game room. With a nice pellet fed Fireplace that is controlled by thermostat on the wall, that is perfect for those cold winter nights. Through there is a nice home office, off of that is a large laundry room. One of the beauties of this place is when you step out your back door onto a large covered porch. Outback is a huge open back yard leading up to the woods. In fact over 2 acres of the land is in the woods! Lots of deer come through the property, so you can set you up a deer stand and hunt on your own property. Set up your appointment and come check this place out!

7. 2022-06-10
   soldstatus $175,000

   Show marketing remark (1157 chars)

   Come see what just hit the market! Huge 32x80 4 bed 2 bath manufactured home sitting on 4.2 acres! Two 12x24 buildings, 22 Kw home generator! Located on Ervin cotton rd in Eros, La! Not many of these type of places come around very often, so hurry and grab your chance to come check it out! Inside is a nice floor plan with a huge open kitchen and living room concept. All appliances to remain! Big master bedroom and master bathroom. 3 large sized bedrooms in the back with a large middle bathroom. Also in the very back is a cozy den or 2nd living room, or could be used as an game room. With a nice pellet fed Fireplace that is controlled by thermostat on the wall, that is perfect for those cold winter nights. Through there is a nice home office, off of that is a large laundry room. One of the beauties of this place is when you step out your back door onto a large covered porch. Outback is a huge open back yard leading up to the woods. In fact over 2 acres of the land is in the woods! Lots of deer come through the property, so you can set you up a deer stand and hunt on your own property. Set up your appointment and come check this place out!

8. 2022-05-02
   status Pending 1157-char remark

   Show marketing remark (1157 chars)

   Come see what just hit the market! Huge 32x80 4 bed 2 bath manufactured home sitting on 4.2 acres! Two 12x24 buildings, 22 Kw home generator! Located on Ervin cotton rd in Eros, La! Not many of these type of places come around very often, so hurry and grab your chance to come check it out! Inside is a nice floor plan with a huge open kitchen and living room concept. All appliances to remain! Big master bedroom and master bathroom. 3 large sized bedrooms in the back with a large middle bathroom. Also in the very back is a cozy den or 2nd living room, or could be used as an game room. With a nice pellet fed Fireplace that is controlled by thermostat on the wall, that is perfect for those cold winter nights. Through there is a nice home office, off of that is a large laundry room. One of the beauties of this place is when you step out your back door onto a large covered porch. Outback is a huge open back yard leading up to the woods. In fact over 2 acres of the land is in the woods! Lots of deer come through the property, so you can set you up a deer stand and hunt on your own property. Set up your appointment and come check this place out!

9. 2022-04-20
   listed $175,000 Active 1157-char remark

   Show marketing remark (1157 chars)

   Come see what just hit the market! Huge 32x80 4 bed 2 bath manufactured home sitting on 4.2 acres! Two 12x24 buildings, 22 Kw home generator! Located on Ervin cotton rd in Eros, La! Not many of these type of places come around very often, so hurry and grab your chance to come check it out! Inside is a nice floor plan with a huge open kitchen and living room concept. All appliances to remain! Big master bedroom and master bathroom. 3 large sized bedrooms in the back with a large middle bathroom. Also in the very back is a cozy den or 2nd living room, or could be used as an game room. With a nice pellet fed Fireplace that is controlled by thermostat on the wall, that is perfect for those cold winter nights. Through there is a nice home office, off of that is a large laundry room. One of the beauties of this place is when you step out your back door onto a large covered porch. Outback is a huge open back yard leading up to the woods. In fact over 2 acres of the land is in the woods! Lots of deer come through the property, so you can set you up a deer stand and hunt on your own property. Set up your appointment and come check this place out!

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$430/yr (+$36/mo · 101.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $15,007
• − Mortgage interest: −$8,682
• − Property taxes: −$423
• − Insurance: −$775
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$4,509
• Taxable loss: −$1,784
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $1,331/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 — Calhoun

• Score: 75/100
• State rank: #22
• US rank: #4072

Category grades

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

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

-99.1% since first listed

9 events — show timeline

• 2025-06-10 Rental Removed $1,500 NELABOR
• 2025-06-10 Pending — NELABOR
• 2025-06-04 Listed for Rent $1,500 NELABOR
• 2025-06-01 Price Changed $155,000 NELABOR
• 2025-05-20 Listed $165,000 NELABOR
• 2022-06-10 Sold (Public Records) $175,000 Public Records
• 2022-06-10 Sold (MLS) — NELABOR
• 2022-05-02 Pending — NELABOR
• 2022-04-20 Listed $175,000 NELABOR

Property tax history

-2.5%/yr

Latest (2025): $423 · -1.2% YoY. Source: county tax records.