323 Loomis Ln · Clayton, LA 71326

$59,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 74 Days on market

Built 2012 0.65 ac lot ↓ 13% 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
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• Schools +1.8/10.0

Listing remarks MLS

3 bedrooms, 2 bathrooms at an affordable price. Sitting on a . 65-acre lot, this property offers great potential for investors or first-time homebuyers.

Key facts

• 0.65 acre lot
• Built 2012
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 40/100 on livability (#465 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Concordia Parish (town): math 19% / reading 27% proficiency, ranked #65 of 98 in LA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 27 units permitted in Concordia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (9.3% local appreciation)).
• Concordia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.60%
• DSCR: 2.27
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.9%
• Equity multiple: 4.30×
• Total profit: $55,321
• Equity at exit: $51,029

10-year hold

• IRR: 39.3%
• Equity multiple: 9.48×
• Total profit: $142,251
• Equity at exit: $107,066

Cash invested: $16,772 (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 71326

• Home prices YoY: 10.5%
• Active inventory: 5
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $400

Break-even live

Break-even rent $483

Max offer price $59,900

Occupancy floor 55%

Sensitivity live

Price	-10% $434	-5% $417	+0% $400	+5% $383	+10% $366
Rent	-10% $322	-5% $361	+0% $400	+5% $439	+10% $478
Rate	-1.0pp $430	-0.5pp $415	base $400	+0.5pp $384	+1.0pp $368

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $59,900 Active 74 DOM
2. 2026-06-21
   days on market $59,900 Active 73 DOM
3. 2026-06-18
   days on market $59,900 Active 71 DOM
4. 2026-06-17
   days on market $59,900 Active 70 DOM
5. 2026-06-16
   days on market $59,900 Active 69 DOM
6. 2026-06-15
   days on market $59,900 Active 68 DOM
7. 2026-06-13
   days on market $59,900 Active 66 DOM
8. 2026-06-12
   days on market $59,900 Active 65 DOM
9. 2026-06-09
   days on market $59,900 Active 62 DOM
10. 2026-06-08
    days on market $59,900 Active 61 DOM
11. 2026-06-07
    days on market $59,900 Active 60 DOM
12. 2026-06-07
    days on market $59,900 Active 59 DOM
13. 2026-06-04
    days on market $59,900 Active 56 DOM
14. 2026-06-02
    days on market $59,900 Active 55 DOM
15. 2026-06-01
    days on market $59,900 Active 54 DOM
16. 2026-05-31
    days on market $59,900 Active 53 DOM
17. 2026-05-31
    days on market $59,900 Active 52 DOM
18. 2026-04-08
    listed $65,000 Active 152-char remark

    Show marketing remark (151 chars)

    3 bedrooms, 2 bathrooms at an affordable price. Sitting on a .65-acre lot, this property offers great potential for investors or first-time homebuyers.

19. 2026-04-08
    listed $65,000 Active 151-char remark

    Show marketing remark (151 chars)

    3 bedrooms, 2 bathrooms at an affordable price. Sitting on a .65-acre lot, this property offers great potential for investors or first-time homebuyers.

20. 2025-10-15
    listed $65,900 Active
21. 2025-06-05
    price $71,900
22. 2025-03-25
    listed $75,000 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: $505 · $42/mo
• Projected year-2 tax: $505 · $42/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,863
• − Mortgage interest: −$3,355
• − Property taxes: −$505
• − Insurance: −$300
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,743
• Taxable income: $4,062
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $3,822/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: Concordia Parish
• NCES district ID: 2200480
• Math proficiency: 19% ▼ -39.00%
• Reading proficiency: 27% ▼ -34.00%
• Median HH income: $29,931
• Composite: 18.45/100
• National rank: #8929
• State rank: #65 of 98 in LA

Livability — Clayton

• Score: 40/100
• State rank: #465
• US rank: #27280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayton, LA
• Population (ZIP): 751

Population outlook (Concordia County) Hauer SSP2

• Today (2025): 18,933 people
• By 2030: 18,157 · -4.1%
• By 2040: 16,559 · -12.5%
• By 2050: 15,067 · -20.4%
• By 2075: 11,770 · -37.8%
• By 2100: 8,541 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (58%)
• Race & ethnicity: Black 58% White 41% Two or more races 1%
• Common ancestry: Serbian 1% Lithuanian 1%
• Languages at home: 99% English-only · Arabic 1%

Political lean MEDSL · Concordia

• 2024 margin: Strong R (+29.4) · D 34.8% · R 64.1% · Other 1.1%
• 2008→2024 swing: -9.4pp toward R · 2008: -20.0pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+26.9 2016: R+24.8 2012: R+17.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.32%
• Current HPI: 97.9356
• 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

-13.3% since first listed

5 events — show timeline

• 2026-04-08 Listed $65,000 GBRMLS
• 2026-04-08 Listed $65,000 AcadianaMLS
• 2025-10-15 Listed $65,900 NELABOR
• 2025-06-05 Price Changed $71,900 NELABOR
• 2025-03-25 Listed $75,000 NELABOR

Property tax history

-0.2%/yr

Latest (2025): $505 · +0.6% YoY. Source: county tax records.