242 Whisenant Rd · Joyce, LA 71483

$119,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 2 Days on market

↓ 28% since listing

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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 +18.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +5.8/10.0
• 1% rule +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Back on Market! Dont wait schedule your appointment! If you’re looking to check those boxes in a nice country place and not break thebank, then you got to come check this place out! Nice 3 bed 2 bath mobile home sitting on just over 1 acre of land on a fantastic area offof Whisenant Road off of Highway 34. Step up onto the big covered front porch and step on inside. Inside is a nice open floor plan with alarge living room area and kitchen combined. Step-in to the big master bedroom with a large master bathroom, big garden tub forsoaking. The other end of the house is two large bedrooms, both with walk-in style closets and a large bathroom in between. Step outback and let the world go

Key facts

• Covered front porch
• Open floor plan
• Generac generator

Tags

• COVERED FRONT PORCH
• OPEN FLOOR PLAN
• GARDEN TUB
• WALK-IN STYLE CLOSETS
• STORAGE BUILDING
• GENERAC GENERATOR

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 $112 ($1k/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 $104k (13.5% below list).
• Recommended offer: $104k (13.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#381 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D, schools F.
• Winn Parish (rural): math 20% / reading 30% proficiency, ranked #61 of 98 in LA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 1 units permitted in Winn Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($829 loan paydown + $4k appreciation (3.2% local appreciation)).
• Winn County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $40k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $103,663 (13.5% 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 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?
3. 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?
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: 0.86% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.68×
• Total profit: $22,698
• Equity at exit: $55,179

10-year hold

• IRR: 13.7%
• Equity multiple: 3.06×
• Total profit: $69,293
• Equity at exit: $86,035

Cash invested: $33,572 (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 71483

• Home prices YoY: 3.9%
• Active inventory: 28
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $112

Break-even live

Break-even rent $895

Max offer price $119,900

Occupancy floor 84%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $119,900 Active 2 DOM
2. 2026-06-17
   pricestatusdays on marketlisting id $119,900 Active 1 DOM
3. 2026-05-01
   status Pending
4. 2026-04-11
   status Pending
5. 2026-02-28
   status Pending
6. 2026-02-26
   status Pending
7. 2026-02-04
   status Active
8. 2025-12-13
   status Pending
9. 2025-12-01
   status Pending
10. 2025-10-31
    status Pending
11. 2025-10-01
    status Pending
12. 2025-07-31
    status Pending
13. 2025-07-17
    status Pending
14. 2025-06-21
    price $114,900
15. 2025-06-01
    status Active
16. 2025-05-13
    price $144,900
17. 2025-04-28
    status Active
18. 2025-03-28
    status Active
19. 2025-03-12
    price $149,900
20. 2025-01-31
    status Active
21. 2024-12-20
    price $154,900
22. 2024-09-27
    listed $159,900 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: $340 · $28/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$319/yr (+$27/mo · 93.7%)

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

Taxation est. · year 1

• Rental income: $12,440
• − Mortgage interest: −$6,716
• − Property taxes: −$340
• − Insurance: −$600
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,488
• Taxable loss: −$695
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,509/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: Winn Parish
• NCES district ID: 2202010
• Math proficiency: 20% ▼ -38.00%
• Reading proficiency: 30% ▼ -39.00%
• Median HH income: $32,872
• Composite: 20.39/100
• National rank: #8592
• State rank: #61 of 98 in LA

Livability — Joyce

• Score: 54/100
• State rank: #381
• US rank: #23920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,360

Population outlook (Winn County) Hauer SSP2

• Today (2025): 13,367 people
• By 2030: 12,675 · -5.2%
• By 2040: 11,391 · -14.8%
• By 2050: 10,231 · -23.5%
• By 2075: 7,699 · -42.4%
• By 2100: 5,547 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Winn

• 2024 margin: Solid R (+54.4) · D 22.4% · R 76.8%
• 2008→2024 swing: -16.2pp toward R · 2008: -38.2pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+49.4 2016: R+46.5 2012: R+40.1 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 84.0519
• 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

-28.1% since first listed

20 events — show timeline

• 2026-05-01 Pending — NELABOR
• 2026-04-11 Pending — NELABOR
• 2026-02-28 Pending — NELABOR
• 2026-02-26 Pending — NELABOR
• 2026-02-04 Relisted — NELABOR
• 2025-12-13 Pending — NELABOR
• 2025-12-01 Pending — NELABOR
• 2025-10-31 Pending — NELABOR
• 2025-10-01 Pending — NELABOR
• 2025-07-31 Pending — NELABOR
• 2025-07-17 Pending — NELABOR
• 2025-06-21 Price Changed $114,900 NELABOR
• 2025-06-01 Relisted — NELABOR
• 2025-05-13 Price Changed $144,900 NELABOR
• 2025-04-28 Relisted — NELABOR
• 2025-03-28 Relisted — NELABOR
• 2025-03-12 Price Changed $149,900 NELABOR
• 2025-01-31 Relisted — NELABOR
• 2024-12-20 Price Changed $154,900 NELABOR
• 2024-09-27 Listed $159,900 NELABOR

Property tax history

+32.8%/yr

Latest (2025): $340 · +0.0% YoY. Source: county tax records.