133 Jasper Kemp · Pitkin, LA 70656

$99,500

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 179 Days on market

Built 2016 Good condition 1.00 ac lot ↓ 19% since listing

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +6.1/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to 133 Jasper Kemp, Pitkin, LA 70656 -- a versatile property offering flexibility, affordability, and room to make it your own. This home provides a great opportunity for buyers looking for a starter home, investment property, or downsizing option. With a functional layout and flexible spaces, it can easily adapt to fit your needs. Situated in a quiet, rural setting, you'll enjoy the peace of country living. The property offers plenty of outdoor space to relax, garden, or room for pets making it ideal for those who appreciate country living and privacy. Whether you're an investor seeking potential or a buyer looking for a place to personalize, 133 Jasper Kemp delivers value and versatility at an approachable price point.

Key facts

• Flexible spaces
• Versatile property
• Quiet rural setting

Tags

• QUIET RURAL SETTING
• OUTDOOR SPACE
• FLEXIBLE SPACES
• VERSATILE PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#102 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety C-, crime F, amenities F.
• Vernon Parish (rural): math 35% / reading 51% proficiency, ranked #18 of 98 in LA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($688 loan paydown + $4k appreciation (4.2% local appreciation)).
• Vernon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 179 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

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 $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 1.11% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.10×
• Total profit: $30,568
• Equity at exit: $51,791

10-year hold

• IRR: 18.6%
• Equity multiple: 4.03×
• Total profit: $84,370
• Equity at exit: $85,799

Cash invested: $27,860 (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 70656

• Home prices YoY: 4.9%
• Active inventory: 26
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $187

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 78%

Sensitivity live

Price	-10% $256	-5% $222	+0% $187	+5% $153	+10% $119
Rent	-10% $100	-5% $144	+0% $187	+5% $231	+10% $275
Rate	-1.0pp $238	-0.5pp $213	base $187	+0.5pp $162	+1.0pp $135

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   days on market $99,500 Active 179 DOM
2. 2026-06-08
   days on market $99,500 Active 178 DOM
3. 2026-06-07
   days on market $99,500 Active 177 DOM
4. 2026-06-07
   pricedays on market $99,500 Active 176 DOM
5. 2026-06-04
   days on market $105,000 Active 173 DOM
6. 2026-06-02
   days on market $105,000 Active 172 DOM
7. 2026-06-01
   days on market $105,000 Active 171 DOM
8. 2026-05-31
   days on market $105,000 Active 170 DOM
9. 2026-05-31
   days on market $105,000 Active 169 DOM
10. 2026-03-29
    price $105,000 738-char remark

    Show marketing remark (738 chars)

    Welcome to 133 Jasper Kemp, Pitkin, LA 70656 -- a versatile property offering flexibility, affordability, and room to make it your own. This home provides a great opportunity for buyers looking for a starter home, investment property, or downsizing option. With a functional layout and flexible spaces, it can easily adapt to fit your needs. Situated in a quiet, rural setting, you'll enjoy the peace of country living. The property offers plenty of outdoor space to relax, garden, or room for pets making it ideal for those who appreciate country living and privacy. Whether you're an investor seeking potential or a buyer looking for a place to personalize, 133 Jasper Kemp delivers value and versatility at an approachable price point.

11. 2025-12-12
    listed $119,000 Active 738-char remark

    Show marketing remark (738 chars)

    Welcome to 133 Jasper Kemp, Pitkin, LA 70656 -- a versatile property offering flexibility, affordability, and room to make it your own. This home provides a great opportunity for buyers looking for a starter home, investment property, or downsizing option. With a functional layout and flexible spaces, it can easily adapt to fit your needs. Situated in a quiet, rural setting, you'll enjoy the peace of country living. The property offers plenty of outdoor space to relax, garden, or room for pets making it ideal for those who appreciate country living and privacy. Whether you're an investor seeking potential or a buyer looking for a place to personalize, 133 Jasper Kemp delivers value and versatility at an approachable price point.

12. 2025-09-24
    price $127,000
13. 2025-09-01
    price $130,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,292
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,895
• Taxable income: $707
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,079/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 · 6 photos

Good 75/100 Cosmetic rehab

This manufactured home in Pitkin, LA is in good condition with a cosmetic rehab level, offering a great opportunity for buyers seeking a starter home or investment property.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and enhances property value
• Both Replace worn-out flooring — Fresh flooring improves aesthetics and value
• Both Update kitchen appliances — Modern appliances increase appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Replace worn-out flooring — Fresh flooring improves aesthetics and value ↑
• Both Update kitchen appliances — Modern appliances increase appeal and value ↑

ⓘ 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: Vernon Parish
• NCES district ID: 2201830
• Math proficiency: 35% ▼ -42.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $44,822
• Composite: 36.42/100
• National rank: #4674
• State rank: #18 of 98 in LA

Livability — Pitkin

• Score: 68/100
• State rank: #102
• US rank: #10090

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

• Census place: Pitkin, LA
• Population (ZIP): 3,488

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 45,401 people
• By 2030: 43,015 · -5.3%
• By 2040: 38,171 · -15.9%
• By 2050: 34,087 · -24.9%
• By 2075: 28,267 · -37.7%
• By 2100: 25,486 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Native American 1% Hispanic / Latino 1%
• Common ancestry: Italian 3% Serbian 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Vernon

• 2024 margin: Solid R (+67.9) · D 15.6% · R 83.4% · Other 1.0%
• 2008→2024 swing: -14.5pp toward R · 2008: -53.4pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.9 2016: R+65.0 2012: R+57.5 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.23%
• Current HPI: 91.0868
• 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

-19.2% since first listed

4 events — show timeline

• 2026-03-29 Price Changed $105,000 GFPAR
• 2025-12-12 Listed $119,000 GFPAR
• 2025-09-24 Price Changed $127,000 GFPAR
• 2025-09-01 Price Changed $130,000 GFPAR