120 D'arbonne Spur · Dubach, LA 71235

$179,900

4 bd · 3.0 ba · 2,280 sqft · Manufactured public records · 18 Days on market

Built 2022 1.00 ac lot ↓ 20% since listing

---

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 +13.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this beautiful 2022-built manufactured home offering approximately 2,280 heated square feet of comfortable living space in a peaceful country setting just north of Ruston. Perched atop a scenic hill, this property combines the privacy and tranquility of country living with the convenience of being just minutes from town. Inside, you'll find a spacious and inviting floor plan featuring a large living room and an impressive den filled with natural light from numerous windows and anchored by a cozy fireplace. The well-designed kitchen offers abundant cabinet space, a center island, pantry, and plenty of room for gathering and entertaining. With four bedrooms and three full bathrooms

Key facts

• Scenic hill
• Manufactured home
• Country setting

Tags

• MANUFACTURED HOME
• COUNTRY SETTING
• SCENIC HILL
• LARGE LIVING ROOM
• IMPRESSIVE DEN
• COZY FIREPLACE

Property features AI

Finance

• Other: Located in Lincoln Parish, United States; Directions: Go north on Hwy 167 out of Ruston. Property is located just west of Hwy 167. Turn west on Parish Rd 884, stay to the left and D'Arbonne Spur is just down on the right.
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Additional parking; Aggregate driveway; Driveway parking; No covered or carport spaces listed
• Utilities: Aerobic septic; Electricity connected; Rural water district; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Preowned (built in 2022)
• Construction: Built in 2022
• Exterior features: Approximately 1 acre lot; Rural setting; Property located on top of a hill

Interior

• Kitchen: Kitchen island; Pantry
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Bathrooms: 3 full bathrooms
• Interior features: Double vanity; In-law suite floorplan; Kitchen island; Pantry; Walk-in closets; Den with wood-burning fireplace; Two living areas; One dining area; One-level living
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $-11 ($-136/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (25.3% below list).
• Recommended offer: $134k (25.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#231 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools C-, health & safety D, amenities F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 171 units permitted in Lincoln 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)).
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 18 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $134,456 (25.3% 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. 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?
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: 0.75% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 11.1

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: 24.1%
• Equity multiple: 2.93×
• Total profit: $97,172
• Equity at exit: $162,068

10-year hold

• IRR: 21.3%
• Equity multiple: 6.69×
• Total profit: $286,557
• Equity at exit: $349,506

Cash invested: $50,372 (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 71235

• Home prices YoY: 6.5%
• Active inventory: 22
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-11

Break-even live

Break-even rent $1,359

Max offer price $177,898

Occupancy floor 96%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $179,900 Active 18 DOM
2. 2026-06-18
   days on market $179,900 Active 17 DOM
3. 2026-06-17
   days on market $179,900 Active 16 DOM
4. 2026-06-16
   days on market $179,900 Active 15 DOM
5. 2026-06-15
   days on market $179,900 Active 14 DOM
6. 2026-06-14
   days on market $179,900 Active 12 DOM
7. 2026-06-12
   days on market $179,900 Active 11 DOM
8. 2026-06-09
   days on market $179,900 Active 8 DOM
9. 2026-06-08
   days on market $179,900 Active 7 DOM
10. 2026-06-07
    days on market $179,900 Active 6 DOM
11. 2026-06-05
    days on market $179,900 Active 3 DOM
12. 2026-06-03
    days on market $179,900 Active 2 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    listed $179,900 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: $662 · $55/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$327/yr (+$27/mo · 49.5%)

ⓘ 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 6/10 Major 64% 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: $16,135
• − Mortgage interest: −$10,077
• − Property taxes: −$662
• − Insurance: −$900
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$5,233
• Taxable loss: −$3,319
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $661/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Dubach

• Score: 61/100
• State rank: #231
• US rank: #17585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,979

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 14% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Russian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.36%
• Current HPI: 237.01
• 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

-20.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $179,900 NTREIS
• 2025-02-14 Listed $225,000 NELABOR

Property tax history

+18.9%/yr

Latest (2025): $662 · +0.0% YoY. Source: county tax records.