218 North St · Mangham, LA 71259

$129,000

3 bd · 2.0 ba · 1,656 sqft · SingleFamily · 28 Days on market

Fair condition Est $109k · 18% over

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Why this score? — see what drove the F 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 +13.2/30.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 218 North Street, a charming single-family home ideally situated in the heart of Mangham, Louisiana. Nestled on a spacious corner lot across from Mangham High School, this well-kept property offers a rare opportunity for families or investors seeking comfort, convenience, and community. Inside, you'll find a functional layout with 3 bedrooms and 2 full bathrooms. The living space is filled with natural light, and the kitchen is equipped with ample cabinetry, making meal prep a breeze. Enjoy gatherings in the cozy living area or take advantage of the outdoor space, perfect for children, pets, or entertaining. The large lot offers plenty of room for additional parking, future expansion, or even a garden. Located in a quiet, established neighborhood, this home provides easy access to schools, local shopping, and Highway 137.

Key facts

• Well located home
• Practical flow
• Functional layout

Tags

• MOVE IN READY
• WELL LOCATED HOME
• FUNCTIONAL LAYOUT
• INVITING COMMON SPACES
• PRACTICAL FLOW
• PEACEFUL RESIDENTIAL AREA

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: 2-car garage; Carport; Open parking; Gravel parking surface
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One level (entry level: 1)
• Construction: Frame construction; Composition roof; Pillar/post/pier foundation; Built as a residential site-built home
• Exterior features: Covered patio/porch; Landscaped yard; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Gas log fireplace (1)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-2 ($-19/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (12.7% below list).
• Recommended offer: $113k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#296 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Richland Parish (rural): math 12% / reading 22% proficiency, ranked #73 of 98 in LA (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mangham Elementary School (math 27% / reading 47%, grade F, #251 of 646 statewide, top 41%, 441 students, 57% FRL); Mangham Junior High School (math 19% / reading 35%, grade F, #132 of 218 statewide, top 61%, 211 students, 52% FRL); Mangham High School (math 17% / reading 37%, grade F, #136 of 265 statewide, top 55%, 313 students, 47% FRL) — zoned schools average 52% FRL vs 76% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 30% at this address vs 17% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Richland Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 24 active listings in the ZIP; 27 units permitted in Richland Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (3.0% local appreciation)).
• Richland County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago 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: severe wind risk, 80% 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 $112,645 (12.7% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $109,296
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 North	0.00mi	3/2.0	1,656 (0%)	8mo	$110,000	$66	94
202 Elizabeth St	0.08mi	2/1.0 (-1)	1,748 (+6%)	15mo	$115,900	$66	66

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: 7.5%
• Equity multiple: 1.43×
• Total profit: $15,455
• Equity at exit: $58,004

10-year hold

• IRR: 10.2%
• Equity multiple: 2.53×
• Total profit: $55,205
• Equity at exit: $89,391

Cash invested: $36,120 (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 71259

• Active inventory: 24
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-2

Break-even live

Break-even rent $1,128

Max offer price $128,769

Occupancy floor 95%

Sensitivity live

Price	-10% $88	-5% $43	+0% $-2	+5% $-46	+10% $-91
Rent	-10% $-91	-5% $-46	+0% $-2	+5% $43	+10% $87
Rate	-1.0pp $63	-0.5pp $31	base $-2	+0.5pp $-35	+1.0pp $-69

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-15
   status $129,000 Pending 28 DOM
2. 2026-06-15
   days on market $129,000 Active 28 DOM
3. 2026-06-14
   days on market $129,000 Active 26 DOM
4. 2026-06-13
   days on market $129,000 Active 25 DOM
5. 2026-06-10
   days on market $129,000 Active 23 DOM
6. 2026-06-09
   days on market $129,000 Active 22 DOM
7. 2026-06-08
   days on market $129,000 Active 21 DOM
8. 2026-06-07
   pricedays on market $129,000 Active 20 DOM
9. 2026-06-02
   days on market $135,000 Active 15 DOM
10. 2026-06-01
    days on market $135,000 Active 14 DOM
11. 2026-05-31
    days on market $135,000 Active 13 DOM
12. 2026-05-30
    days on market $135,000 Active 12 DOM
13. 2026-05-18
    listed $135,000 Active
14. 2025-11-04
    soldstatus Closed 850-char remark

    Show marketing remark (850 chars)

    Welcome to 218 North Street, a charming single-family home ideally situated in the heart of Mangham, Louisiana. Nestled on a spacious corner lot across from Mangham High School, this well-kept property offers a rare opportunity for families or investors seeking comfort, convenience, and community. Inside, you'll find a functional layout with 3 bedrooms and 2 full bathrooms. The living space is filled with natural light, and the kitchen is equipped with ample cabinetry, making meal prep a breeze. Enjoy gatherings in the cozy living area or take advantage of the outdoor space, perfect for children, pets, or entertaining. The large lot offers plenty of room for additional parking, future expansion, or even a garden. Located in a quiet, established neighborhood, this home provides easy access to schools, local shopping, and Highway 137.

15. 2025-10-06
    status Pending 850-char remark

    Show marketing remark (850 chars)

    Welcome to 218 North Street, a charming single-family home ideally situated in the heart of Mangham, Louisiana. Nestled on a spacious corner lot across from Mangham High School, this well-kept property offers a rare opportunity for families or investors seeking comfort, convenience, and community. Inside, you'll find a functional layout with 3 bedrooms and 2 full bathrooms. The living space is filled with natural light, and the kitchen is equipped with ample cabinetry, making meal prep a breeze. Enjoy gatherings in the cozy living area or take advantage of the outdoor space, perfect for children, pets, or entertaining. The large lot offers plenty of room for additional parking, future expansion, or even a garden. Located in a quiet, established neighborhood, this home provides easy access to schools, local shopping, and Highway 137.

16. 2025-09-19
    price $110,000 850-char remark

    Show marketing remark (850 chars)

    Welcome to 218 North Street, a charming single-family home ideally situated in the heart of Mangham, Louisiana. Nestled on a spacious corner lot across from Mangham High School, this well-kept property offers a rare opportunity for families or investors seeking comfort, convenience, and community. Inside, you'll find a functional layout with 3 bedrooms and 2 full bathrooms. The living space is filled with natural light, and the kitchen is equipped with ample cabinetry, making meal prep a breeze. Enjoy gatherings in the cozy living area or take advantage of the outdoor space, perfect for children, pets, or entertaining. The large lot offers plenty of room for additional parking, future expansion, or even a garden. Located in a quiet, established neighborhood, this home provides easy access to schools, local shopping, and Highway 137.

17. 2025-09-10
    price $115,000 850-char remark

    Show marketing remark (850 chars)

    Welcome to 218 North Street, a charming single-family home ideally situated in the heart of Mangham, Louisiana. Nestled on a spacious corner lot across from Mangham High School, this well-kept property offers a rare opportunity for families or investors seeking comfort, convenience, and community. Inside, you'll find a functional layout with 3 bedrooms and 2 full bathrooms. The living space is filled with natural light, and the kitchen is equipped with ample cabinetry, making meal prep a breeze. Enjoy gatherings in the cozy living area or take advantage of the outdoor space, perfect for children, pets, or entertaining. The large lot offers plenty of room for additional parking, future expansion, or even a garden. Located in a quiet, established neighborhood, this home provides easy access to schools, local shopping, and Highway 137.

18. 2025-08-08
    price $120,000 850-char remark

    Show marketing remark (850 chars)

    Welcome to 218 North Street, a charming single-family home ideally situated in the heart of Mangham, Louisiana. Nestled on a spacious corner lot across from Mangham High School, this well-kept property offers a rare opportunity for families or investors seeking comfort, convenience, and community. Inside, you'll find a functional layout with 3 bedrooms and 2 full bathrooms. The living space is filled with natural light, and the kitchen is equipped with ample cabinetry, making meal prep a breeze. Enjoy gatherings in the cozy living area or take advantage of the outdoor space, perfect for children, pets, or entertaining. The large lot offers plenty of room for additional parking, future expansion, or even a garden. Located in a quiet, established neighborhood, this home provides easy access to schools, local shopping, and Highway 137.

19. 2025-07-09
    price $134,500 850-char remark

    Show marketing remark (850 chars)

    Welcome to 218 North Street, a charming single-family home ideally situated in the heart of Mangham, Louisiana. Nestled on a spacious corner lot across from Mangham High School, this well-kept property offers a rare opportunity for families or investors seeking comfort, convenience, and community. Inside, you'll find a functional layout with 3 bedrooms and 2 full bathrooms. The living space is filled with natural light, and the kitchen is equipped with ample cabinetry, making meal prep a breeze. Enjoy gatherings in the cozy living area or take advantage of the outdoor space, perfect for children, pets, or entertaining. The large lot offers plenty of room for additional parking, future expansion, or even a garden. Located in a quiet, established neighborhood, this home provides easy access to schools, local shopping, and Highway 137.

20. 2025-06-17
    price $139,500 850-char remark

    Show marketing remark (850 chars)

    Welcome to 218 North Street, a charming single-family home ideally situated in the heart of Mangham, Louisiana. Nestled on a spacious corner lot across from Mangham High School, this well-kept property offers a rare opportunity for families or investors seeking comfort, convenience, and community. Inside, you'll find a functional layout with 3 bedrooms and 2 full bathrooms. The living space is filled with natural light, and the kitchen is equipped with ample cabinetry, making meal prep a breeze. Enjoy gatherings in the cozy living area or take advantage of the outdoor space, perfect for children, pets, or entertaining. The large lot offers plenty of room for additional parking, future expansion, or even a garden. Located in a quiet, established neighborhood, this home provides easy access to schools, local shopping, and Highway 137.

21. 2025-05-27
    listed $149,500 Active 850-char remark

    Show marketing remark (850 chars)

    Welcome to 218 North Street, a charming single-family home ideally situated in the heart of Mangham, Louisiana. Nestled on a spacious corner lot across from Mangham High School, this well-kept property offers a rare opportunity for families or investors seeking comfort, convenience, and community. Inside, you'll find a functional layout with 3 bedrooms and 2 full bathrooms. The living space is filled with natural light, and the kitchen is equipped with ample cabinetry, making meal prep a breeze. Enjoy gatherings in the cozy living area or take advantage of the outdoor space, perfect for children, pets, or entertaining. The large lot offers plenty of room for additional parking, future expansion, or even a garden. Located in a quiet, established neighborhood, this home provides easy access to schools, local shopping, and Highway 137.

22. 2020-11-23
    soldstatus
23. 2019-07-23
    listed $99,500
24. 2015-09-14
    listed $118,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 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: $13,517
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,753
• Taxable loss: −$2,204
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $510/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 · 13 photos

Fair 45/100 Moderate rehab

This single-family home in Mangham, LA, requires moderate repairs and maintenance to improve its condition and value. The property is move-in ready with a functional layout, but updates to the interior and exterior can significantly enhance its appeal.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard, could be updated
• Moderate exterior siding — some discoloration

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Rental replace carpet in bedrooms — improves comfort and appearance
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard, could be updated	Minor	$500–3,000
exterior siding · some discoloration	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Rental replace carpet in bedrooms — improves comfort and appearance ↑
• Both landscaping — enhances curb appeal and adds 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: Richland Parish
• NCES district ID: 2201350
• Math proficiency: 12% ▼ -36.00%
• Reading proficiency: 22% ▼ -31.00%
• Median HH income: $36,097
• Composite: 14.06/100
• National rank: #9464
• State rank: #73 of 98 in LA

Livability — Mangham

• Score: 58/100
• State rank: #296
• US rank: #20964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mangham, LA
• Population (ZIP): 1,713

Population outlook (Richland County) Hauer SSP2

• Today (2025): 20,283 people
• By 2030: 19,990 · -1.4%
• By 2040: 19,240 · -5.1%
• By 2050: 18,497 · -8.8%
• By 2075: 16,626 · -18.0%
• By 2100: 14,204 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 19% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Richland

• 2024 margin: Solid R (+39.4) · D 29.7% · R 69.1% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: -26.6pp · 2024: -39.4pp
• All cycles: 2024: R+39.4 2020: R+34.0 2016: R+32.6 2012: R+28.2 2008: R+26.6

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

+14.4% since first listed

12 events — show timeline

• 2026-05-18 Listed $135,000 NELABOR
• 2025-11-04 Sold (MLS) — NTREIS
• 2025-10-06 Pending — NTREIS
• 2025-09-19 Price Changed $110,000 NTREIS
• 2025-09-10 Price Changed $115,000 NTREIS
• 2025-08-08 Price Changed $120,000 NTREIS
• 2025-07-09 Price Changed $134,500 NTREIS
• 2025-06-17 Price Changed $139,500 NTREIS
• 2025-05-27 Listed $149,500 NTREIS
• 2020-11-23 Sold (MLS) — NELABOR
• 2019-07-23 Listed $99,500 NELABOR
• 2015-09-14 Listed $118,000 NELABOR