532 Highway 3041 Hwy · Hessmer, LA 71322

$155,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 9 Days on market

Built 2016 10 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).

• Cash flow +12.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• DSCR +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.1/10.0

Listing remarks

Escape to the peace and privacy of country living with this 3-bedroom, 2-bathhome situated on over 10 acres of beautiful land. This property offers plenty of room to spread out, enjoy nature, and create your own rural retreat. The home features a welcoming front porch, for relaxing and taking in the quiet surroundings. Outside, you'll find a covered parking area for added convenience, as well as a dedicated RV parking space with plenty of room for recreational vehicles or equipment. Whether you're looking for a homestead, hobby farm potential, or simply a peaceful place away from the hustle and bustle, this property delivers. Enjoy the serenity of a quiet country setting while still having

Key facts

• Over 10 acres
• Covered parking area
• 10.35 acre lot

Tags

• OVER 10 ACRES
• WELCOMING FRONT PORCH
• COVERED PARKING AREA
• DEDICATED RV PARKING SPACE
• QUIET COUNTRY SETTING

Property features AI

Exterior

• Parking: Detached parking
• Home design: Manufactured home; Composition roof
• Construction: Aluminum siding; Metal siding
• Exterior features: No fencing; Acreage

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Two bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bathroom 1; Bedroom 1; Bedroom 2
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $-31 ($-376/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (28.3% below list).
• Recommended offer: $111k (28.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#350 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, employment D, crime F.
• 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.
• Zoned schools: Bunkie Elementary School (math 22% / reading 27%, grade F, #384 of 646 statewide, top 62%, 356 students, 77% FRL); Bunkie Magnet High School (math 23% / reading 28%, grade F, #149 of 265 statewide, top 56%, 702 students, 52% FRL).
• Market conditions: 23 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.9% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $111,089 (28.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.72% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.19×
• Total profit: $8,051
• Equity at exit: $60,608

10-year hold

• IRR: 7.2%
• Equity multiple: 1.98×
• Total profit: $42,473
• Equity at exit: $86,872

Cash invested: $43,400 (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 71322

• Home prices YoY: 2.4%
• Active inventory: 23
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-31

Break-even live

Break-even rent $1,151

Max offer price $149,462

Occupancy floor 98%

Sensitivity live

Price	-10% $56	-5% $13	+0% $-31	+5% $-75	+10% $-119
Rent	-10% $-119	-5% $-75	+0% $-31	+5% $13	+10% $56
Rate	-1.0pp $47	-0.5pp $8	base $-31	+0.5pp $-72	+1.0pp $-112

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-13
   statusdays on market $155,000 Pending 9 DOM
2. 2026-06-10
   days on market $155,000 Active 8 DOM
3. 2026-06-09
   days on market $155,000 Active 7 DOM
4. 2026-06-08
   days on market $155,000 Active 6 DOM
5. 2026-06-07
   days on market $155,000 Active 5 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $155,000 Active 1 DOM

ⓘ 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: $378 · $32/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$474/yr (+$40/mo · 125.3%)

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

Taxation est. · year 1

• Rental income: $13,331
• − Mortgage interest: −$8,682
• − Property taxes: −$378
• − Insurance: −$775
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$4,509
• Taxable loss: −$3,147
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $379/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 — Hessmer

• Score: 56/100
• State rank: #350
• US rank: #22995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,257

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 51% White 43% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 2%

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: ▲ 1.94%
• Current HPI: 82.0658
• 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

• 2026-06-02 Listed $155,000 AcadianaMLS

Property tax history

+5.1%/yr

Latest (2025): $378 · +0.0% YoY. Source: county tax records.