1173 Rose St · Olla, LA 71465

$110,000

1 bd · 1.0 ba · 939 sqft · SingleFamily public records · 82 Days on market

Built 2024 8,276 sqft lot

---

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 +10.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into this beautifully maintained 3-bedroom, 2-bath mobile home nestled on a convenient city lot. The interior welcomes you with a modern farmhouse feel, featuring an open floor plan that blends comfort and style. The kitchen offers a generous breakfast bar, additional dining nook, and plenty of space for gathering. A split floor plan provides privacy, with the primary suite offering a relaxing soaking tub and separate shower. Brand-new porches add the perfect touch for enjoying morning coffee or evening breezes. Move-in ready and full of charm, this home is one you won't want to miss.

Key facts

• New porches
• Open floor plan
• Soaking tub

Tags

• OPEN FLOOR PLAN
• BREAKFAST BAR
• SPLIT FLOOR PLAN
• SOAKING TUB
• SEPARATE SHOWER
• NEW PORCHES

Property features AI

Finance

• Other: Directions: From Front St., turn right on Rose; property is the first mobile home on the right. Bounding streets: Rose St and Dixie Lane.

Exterior

• Utilities: Electric service: Entergy
• Home design: Manufactured home; Composition roof
• Construction: Vinyl siding construction; Composition roof
• Exterior features: No fencing; Vinyl siding

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms (Bedroom 1, Bedroom 2)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bedroom 1; Bedroom 2

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-53 ($-632/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (21.8% below list).
• Recommended offer: $86k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#206 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: health & safety C-, amenities F, commute F.
• Lasalle Parish (town): math 34% / 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.
• Market conditions: 9 active listings in the ZIP; 12 units permitted in LaSalle Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($761 loan paydown + $625 appreciation (0.6% local appreciation)).

Negotiation context

• It's been on market 82 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $110k implies a 759% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,017 (21.8% 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. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.88×
• Total profit: $-3,607
• Equity at exit: $35,101

10-year hold

• IRR: 2.9%
• Equity multiple: 1.34×
• Total profit: $10,391
• Equity at exit: $44,807

Cash invested: $30,800 (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 71465

• Home prices YoY: 0.7%
• Active inventory: 9
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $-53

Break-even live

Break-even rent $927

Max offer price $100,691

Occupancy floor —

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $110,000 Pending 82 DOM
2. 2026-06-09
   days on market $110,000 Active 81 DOM
3. 2026-06-08
   days on market $110,000 Active 80 DOM
4. 2026-06-07
   days on market $110,000 Active 79 DOM
5. 2026-06-05
   days on market $110,000 Active 77 DOM
6. 2026-06-04
   days on market $110,000 Active 75 DOM
7. 2026-06-02
   days on market $110,000 Active 74 DOM
8. 2026-06-01
   days on market $110,000 Active 73 DOM
9. 2026-05-31
   days on market $110,000 Active 72 DOM
10. 2026-05-31
    days on market $110,000 Active 71 DOM
11. 2026-03-20
    listed $110,000 Active
12. 2003-01-08
    soldstatus $12,800

ⓘ 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: $1,315 · $110/mo
• Projected year-2 tax: $1,315 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,322
• − Mortgage interest: −$6,162
• − Property taxes: −$1,315
• − Insurance: −$550
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$3,200
• Taxable loss: −$2,556
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $-19/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: Lasalle Parish
• NCES district ID: 2200960
• Math proficiency: 34% ▼ -43.00%
• Reading proficiency: 45% ▼ -37.00%
• Median HH income: $38,258
• Composite: 32.92/100
• National rank: #5598
• State rank: #24 of 98 in LA

Livability — Olla

• Score: 63/100
• State rank: #206
• US rank: #16078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olla, LA
• Population (ZIP): 3,446

Population outlook (LaSalle County) Hauer SSP2

• Today (2025): 15,185 people
• By 2030: 15,240 · +0.4%
• By 2040: 15,261 · +0.5%
• By 2050: 15,132 · -0.3%
• By 2075: 14,234 · -6.3%
• By 2100: 11,612 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 6% Black 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · LaSalle

• 2024 margin: Solid R (+82.7) · D 8.2% · R 91.0%
• 2008→2024 swing: -10.4pp toward R · 2008: -72.4pp · 2024: -82.7pp
• All cycles: 2024: R+82.7 2020: R+81.1 2016: R+79.6 2012: R+75.5 2008: R+72.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.57%
• Current HPI: 85.6457
• 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

+759.4% since first listed

2 events — show timeline

• 2026-03-20 Listed $110,000 AcadianaMLS
• 2003-01-08 Sold (Public Records) $12,800 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,315 · +0.0% YoY. Source: county tax records.