593 Ayers · Jamestown, LA 71045

$55,000

3 bd · 2.0 ba · 1,664 sqft · Manufactured · 98 Days on market

Built 1987 Fair condition 0.79 ac lot

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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 +5.0/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Here is an opportunity to own an investment property or your first time home. It has had a lot of recent improvements, but could still use some TLC.

Key facts

• 0.79 acre lot
• Built 1987
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#297 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Bienville County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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. 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.
8. 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.
9. 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: 2.07% ✓
• Cap rate: 17.63%
• Cash-on-cash: 40.48%
• DSCR: 2.80
• GRM: 4.0

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: 45.9%
• Equity multiple: 3.58×
• Total profit: $39,731
• Equity at exit: $24,730

10-year hold

• IRR: 45.7%
• Equity multiple: 7.18×
• Total profit: $95,098
• Equity at exit: $38,112

Cash invested: $15,400 (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 71045

• Active inventory: 1
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $520

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 49%

Sensitivity live

Price	-10% $558	-5% $539	+0% $520	+5% $501	+10% $482
Rent	-10% $430	-5% $475	+0% $520	+5% $564	+10% $609
Rate	-1.0pp $547	-0.5pp $534	base $520	+0.5pp $505	+1.0pp $491

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-08
   days on market $55,000 Active 98 DOM
2. 2026-06-07
   days on market $55,000 Active 97 DOM
3. 2026-06-05
   days on market $55,000 Active 94 DOM
4. 2026-06-03
   days on market $55,000 Active 93 DOM
5. 2026-06-02
   days on market $55,000 Active 92 DOM
6. 2026-06-01
   days on market $55,000 Active 91 DOM
7. 2026-05-31
   days on market $55,000 Active 90 DOM
8. 2026-05-30
   days on market $55,000 Active 89 DOM
9. 2026-03-02
   listed $55,000 Active 148-char remark

   Show marketing remark (148 chars)

   Here is an opportunity to own an investment property or your first time home. It has had a lot of recent improvements, but could still use some TLC.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,665
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$1,600
• Taxable income: $5,698
• Est. tax owed @ 24.0%: −$1,367
• After-tax cash flow: $4,867/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

The property requires significant exterior and interior repairs, including landscaping, painting, and roof inspection. These improvements will significantly enhance its value for both resale and rental.

Repairs flagged

• Major Overgrown vegetation — Significant overgrowth requires extensive trimming and landscaping.
• Major Siding — Weathered and in need of repainting or replacement.
• Major Roof — Signs of deterioration require inspection and potential repair or replacement.

Value-add opportunities

• Both Landscaping and overgrown vegetation removal — Improves curb appeal and property value for both resale and rental.
• Both Painting the exterior and interior walls — Enhances the home's appearance and can increase its value.
• Both Roof inspection and repair — Ensures the roof is in good condition and prevents future costly repairs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Overgrown vegetation · Significant overgrowth requires extensive trimming and landscaping.	Major	$15,000–50,000
Siding · Weathered and in need of repainting or replacement.	Major	$15,000–50,000
Roof · Signs of deterioration require inspection and potential repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and overgrown vegetation removal — Improves curb appeal and property value for both resale and rental. ↑
• Both Painting the exterior and interior walls — Enhances the home's appearance and can increase its value. ↑
• Both Roof inspection and repair — Ensures the roof is in good condition and prevents future costly repairs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Jamestown

• Score: 58/100
• State rank: #297
• US rank: #20981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 510

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Black 2%
• Common ancestry: Lithuanian 7%
• Languages at home: 94% English-only · French/Haitian/Cajun 6%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-03-02 Listed $55,000 NTREIS