1872 Highway 454 · Echo, LA 71360

$120,000

3 bd · 2.0 ba · 1,008 sqft · Manufactured · 66 Days on market

Built 1999 3.23 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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bed, 2 bath double wide sits on 3.23 acres in the Ruby Kolin area, offering the perfect mix of space, privacy, and convenience. Step outside and enjoy plenty of room to spread out, whether you're wanting a garden, space for animals, or just some quiet country evenings. With acreage like this, the possibilities are endless. If you've been looking for something affordable with land and room to breathe, this one is definitely worth a look. Home is currently financed with FHA and is in its original location.

Key facts

• 3.23 acres
• Room for animals
• 3.23 acre lot

Tags

• 3.23 ACRES
• ROOM FOR ANIMALS
• QUIET COUNTRY EVENINGS

Property features AI

Exterior

• Parking: No designated parking
• Home design: Manufactured home
• Construction: Vinyl siding construction; Metal roof
• Exterior features: Acreage; No fencing; Metal roof; Vinyl siding

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Bedrooms include Bedroom 1 through Bedroom 6
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Dining room; Kitchen; Multiple bedrooms and bathrooms (up to 6 bedrooms and multiple bathrooms listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 239 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 8.3

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,626
• Equity at exit: $17,892

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $17,054
• Equity at exit: $10,375

Cash invested: $33,600 (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 71360

• Home prices YoY: -26.9%
• Active inventory: 239
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $249

Break-even live

Break-even rent $895

Max offer price $120,000

Occupancy floor 74%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $120,000 Active 66 DOM
2. 2026-06-18
   days on market $120,000 Active 65 DOM
3. 2026-06-17
   days on market $120,000 Active 64 DOM
4. 2026-06-16
   days on market $120,000 Active 63 DOM
5. 2026-06-15
   days on market $120,000 Active 62 DOM
6. 2026-06-14
   days on market $120,000 Active 60 DOM
7. 2026-06-13
   days on market $120,000 Active 59 DOM
8. 2026-06-10
   days on market $120,000 Active 57 DOM
9. 2026-06-09
   days on market $120,000 Active 56 DOM
10. 2026-06-08
    days on market $120,000 Active 55 DOM
11. 2026-06-07
    days on market $120,000 Active 54 DOM
12. 2026-06-03
    days on market $120,000 Active 50 DOM
13. 2026-06-02
    days on market $120,000 Active 49 DOM
14. 2026-06-01
    days on market $120,000 Active 48 DOM
15. 2026-05-31
    days on market $120,000 Active 47 DOM
16. 2026-05-30
    days on market $120,000 Active 46 DOM
17. 2026-05-06
    price $120,000
18. 2026-04-14
    listed $128,000 Active
19. 2024-10-17
    soldstatus $115,000
20. 2024-05-22
    listed $115,000
21. 2023-02-06
    listed $152,500
22. 2021-07-14
    soldstatus $50,000
23. 2014-02-05
    soldstatus $70,000
24. 2013-11-19
    soldstatus $30,000
25. 2009-11-02
    soldstatus $35,400
26. 2003-07-24
    soldstatus

ⓘ 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: $334 · $28/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$326/yr (+$27/mo · 97.4%)

ⓘ 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 99% 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: $14,528
• − Mortgage interest: −$6,722
• − Property taxes: −$334
• − Insurance: −$600
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,491
• Taxable income: $1,056
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $2,738/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Echo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Rapides Parish · 59,791 people
• City population: 49
• Metro: Alexandria, LA
• Population (ZIP): 34,653
• Household income: $60,527
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 960.0

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Serbian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.92%
• Current HPI: 203.0411
• Rent YoY: —
• Metro: Alexandria, LA
• 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

+239.0% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $120,000 AcadianaMLS
• 2026-04-14 Listed $128,000 AcadianaMLS
• 2024-10-17 Sold (Public Records) $115,000 Public Records
• 2024-05-22 Listed $115,000 AcadianaMLS
• 2023-02-06 Listed $152,500 AcadianaMLS
• 2021-07-14 Sold (Public Records) $50,000 Public Records
• 2014-02-05 Sold (Public Records) $70,000 Public Records
• 2013-11-19 Sold (Public Records) $30,000 Public Records
• 2009-11-02 Sold (Public Records) $35,400 Public Records
• 2003-07-24 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $334 · +13.8% YoY. Source: county tax records.