408 Myra · Mansfield, LA 71052

$180,000

3 bd · 2.5 ba · 2,432 sqft · SingleFamily · 28 Days on market

Built 1978 0.89 ac lot

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Why this score? — see what drove the D- 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 +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.5/10.0

Listing remarks

How about a large home tucked away just off a private drive? This is country living in town! Almost a full acre with a little pond just off the property in front for your private sitting area on the large front patio. This house features a very large kitchen and a fantastic den with a big, beautiful wood burning fireplace. There is a third small garage attached perfect for those outdoor tools and toys and a mudroom just off the back porch. This is the perfect property for putting in a huge garden or just enjoying the peace and quiet and privacy while still being in town. Priced appropriately as there is a little outside and inside updating to get this back to its full glory and potential. S

Key facts

• Large kitchen
• Third small garage
• Large front patio

Tags

• PRIVATE DRIVE
• LITTLE POND
• LARGE FRONT PATIO
• LARGE KITCHEN
• WOOD BURNING FIREPLACE
• THIRD SMALL GARAGE

Property features AI

Finance

• Other: Residential, single-family property; Lot about 0.89 acres; Subdivision: Mansfield; County: Desoto; Country: United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: 3 covered parking spaces; 2-car attached garage; Driveway; Parking pad
• Utilities: City water; City sewer; Electricity connected
• Home design: Single-family residence; One story; Property faces unspecified direction
• Construction: Built in 1978; Brick and wood construction; Shingle roof; Slab foundation
• Exterior features: Asphalt access; City sewer; City water; Electricity connected; No easements

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric oven; Electric range
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air; Electric cooling
• Interior features: Decorative lighting; Eat-in kitchen; High-speed internet available; Kitchen island; Vaulted ceilings; Two living areas; Two dining areas; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (34.8% below list).
• Recommended offer: $117k (34.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#148 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: schools C-, crime F, amenities F.
• Desoto Parish (rural): math 35% / reading 48% proficiency, ranked #21 of 98 in LA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 113 units permitted in De Soto Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• De Soto County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $140k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,367 (34.8% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.65% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.66×
• Total profit: $83,433
• Equity at exit: $162,158

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $257,078
• Equity at exit: $349,700

Cash invested: $50,400 (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 71052

• Active inventory: 29
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-229

Break-even live

Break-even rent $1,463

Max offer price $139,608

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $180,000 Active 28 DOM
2. 2026-06-17
   days on market $180,000 Active 27 DOM
3. 2026-06-16
   days on market $180,000 Active 26 DOM
4. 2026-06-15
   days on market $180,000 Active 25 DOM
5. 2026-06-14
   days on market $180,000 Active 23 DOM
6. 2026-06-13
   days on market $180,000 Active 22 DOM
7. 2026-06-10
   days on market $180,000 Active 20 DOM
8. 2026-06-09
   days on market $180,000 Active 19 DOM
9. 2026-06-08
   days on market $180,000 Active 18 DOM
10. 2026-06-07
    days on market $180,000 Active 17 DOM
11. 2026-06-02
    days on market $180,000 Active 12 DOM
12. 2026-06-01
    days on market $180,000 Active 11 DOM
13. 2026-05-31
    days on market $180,000 Active 10 DOM
14. 2026-05-30
    days on market $180,000 Active 9 DOM
15. 2026-05-21
    listed $180,000 Active
16. 2026-04-30
    historical
17. 2026-01-06
    price $210,000
18. 2024-10-24
    price $250,000
19. 2024-09-16
    listed $275,000 Active
20. 2006-09-08
    soldstatus $140,000

ⓘ 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: $1,643 · $137/mo
• Projected year-2 tax: $1,643 · $137/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 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: $14,084
• − Mortgage interest: −$10,083
• − Property taxes: −$1,643
• − Insurance: −$900
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$5,236
• Taxable loss: −$6,031
• Est. tax savings @ 24.0%: +$1,448
• After-tax cash flow: $-1,296/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: Desoto Parish
• NCES district ID: 2200510
• Math proficiency: 35% ▼ -37.00%
• Reading proficiency: 48% ▼ -31.00%
• Median HH income: $40,201
• Composite: 34.75/100
• National rank: #5130
• State rank: #21 of 98 in LA

Livability — Mansfield

• Score: 65/100
• State rank: #148
• US rank: #12840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, LA
• Population (ZIP): 8,827

Population outlook (De Soto County) Hauer SSP2

• Today (2025): 28,142 people
• By 2030: 28,546 · +1.4%
• By 2040: 29,357 · +4.3%
• By 2050: 30,239 · +7.5%
• By 2075: 33,412 · +18.7%
• By 2100: 35,428 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 26% Two or more races 3%
• Common ancestry: Romanian 1% Hispanic 1% Serbian 0%
• Foreign-born: 1% · Vietnam
• Languages at home: 99% English-only · Vietnamese 1%

Political lean MEDSL · De Soto

• 2024 margin: Solid R (+35.5) · D 31.8% · R 67.3%
• 2008→2024 swing: -22.1pp toward R · 2008: -13.4pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+24.8 2016: R+21.5 2012: R+13.8 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 63.44%
• Current HPI: 241.27
• 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

+28.6% since first listed

6 events — show timeline

• 2026-05-21 Listed $180,000 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-01-06 Price Changed $210,000 NTREIS
• 2024-10-24 Price Changed $250,000 NTREIS
• 2024-09-16 Listed $275,000 NTREIS
• 2006-09-08 Sold (Public Records) $140,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,643 · -0.8% YoY. Source: county tax records.