828 Magnolia St · Simmesport, LA 71369

$89,900

3 bd · 2.0 ba · 1,178 sqft · Manufactured · 276 Days on market

Built 2021 8,276 sqft lot

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Welcome to your new home featuring three spacious bedrooms and two full bathrooms--great for families or anyone needing extra space. Enjoy the added privacy of a partially fenced yard, ideal for relaxing or entertaining. Plus, there's a concrete pad ready for your shed or additional storage needs. Don't miss out on this fantastic opportunity to own a comfortable and convenient home with valuable extras. Schedule your visit today! Home qualifies for most major financing. PROPERTY QUALIFIES FOR 100% FINANCING.

Key facts

• Concrete pad
• 8,276 sq ft lot
• Built 2021

Tags

• PARTIALLY FENCED YARD
• CONCRETE PAD

Property features AI

Exterior

• Home design: Manufactured home
• Construction: Vinyl siding; Composition roof
• Exterior features: Partial privacy fencing; Other fencing

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living Room; Dining Room; Bedroom 1; Bedroom 2

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#379 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, amenities 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.
• Market conditions: 10 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 $3k of equity ($622 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 8935% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 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 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?
5. 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.
6. 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.
7. 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: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $25,916
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Pecan St	0.24mi	3/2.0	1,140 (-3%)	1mo	$25,000	$22	83

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 2.06×
• Total profit: $26,704
• Equity at exit: $40,423

10-year hold

• IRR: 19.9%
• Equity multiple: 3.89×
• Total profit: $72,736
• Equity at exit: $62,297

Cash invested: $25,172 (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 71369

• Active inventory: 10
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $250

Break-even live

Break-even rent $685

Max offer price $89,900

Occupancy floor 70%

Sensitivity live

Price	-10% $301	-5% $275	+0% $250	+5% $224	+10% $199
Rent	-10% $171	-5% $210	+0% $250	+5% $289	+10% $329
Rate	-1.0pp $295	-0.5pp $273	base $250	+0.5pp $226	+1.0pp $203

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $89,900 Active 276 DOM
2. 2026-06-18
   days on market $89,900 Active 275 DOM
3. 2026-06-17
   days on market $89,900 Active 274 DOM
4. 2026-06-16
   days on market $89,900 Active 273 DOM
5. 2026-06-15
   days on market $89,900 Active 272 DOM
6. 2026-06-14
   days on market $89,900 Active 270 DOM
7. 2026-06-13
   days on market $89,900 Active 269 DOM
8. 2026-06-10
   days on market $89,900 Active 267 DOM
9. 2026-06-09
   days on market $89,900 Active 266 DOM
10. 2026-06-08
    days on market $89,900 Active 265 DOM
11. 2026-06-07
    days on market $89,900 Active 264 DOM
12. 2026-06-03
    days on market $89,900 Active 260 DOM
13. 2026-06-02
    days on market $89,900 Active 259 DOM
14. 2026-06-01
    days on market $89,900 Active 258 DOM
15. 2026-05-31
    days on market $89,900 Active 257 DOM
16. 2026-05-30
    days on market $89,900 Active 256 DOM
17. 2026-04-07
    status Active
18. 2026-03-07
    historical $995
19. 2026-03-04
    status Pending
20. 2026-02-19
    listed $995
21. 2025-11-04
    price $89,900
22. 2025-08-13
    listed $95,000 Active
23. 2025-08-04
    soldstatus $105,000
24. 2025-03-05
    listed $90,000 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: $391 · $33/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$103/yr (+$9/mo · 26.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,019
• − Mortgage interest: −$5,036
• − Property taxes: −$391
• − Insurance: −$450
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,615
• Taxable income: $1,604
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $2,612/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 — Simmesport

• Score: 54/100
• State rank: #379
• US rank: #23771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Simmesport, LA
• Population (ZIP): 2,255

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: Majority White (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 19%
• Languages at home: 95% English-only · French/Haitian/Cajun 5%

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: —
• Current HPI: —
• 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

-0.1% since first listed

8 events — show timeline

• 2026-04-07 Relisted — AcadianaMLS
• 2026-03-07 Rental Removed $995 TURBOTENANT
• 2026-03-04 Pending — AcadianaMLS
• 2026-02-19 Listed for Rent $995 TURBOTENANT
• 2025-11-04 Price Changed $89,900 AcadianaMLS
• 2025-08-13 Listed $95,000 AcadianaMLS
• 2025-08-04 Sold (Public Records) $105,000 Public Records
• 2025-03-05 Listed $90,000 AcadianaMLS

Property tax history

-1.6%/yr

Latest (2025): $391 · +0.0% YoY. Source: county tax records.