1555 Highway 65 · Tallulah, LA 71282

$120,000

2 bd · 2.0 ba · 1,450 sqft · Manufactured · 34 Days on market

Built 1998 3.00 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

Ready to retire or just get out of the city? This home is perfect for that! A darling 2 bedroom 2 bath home with 2 living spaces nestled on 3 acres with pecan trees. You can enjoy your morning coffee and watch the sun rise in the screened in back porch and watch the sun set on the covered front porch. There is a 20 X 15 shop with roll up door along with a 19 X 11 smaller shop that has electricity. Maybe you need a 3 stall barn with a greenhouse too! Did I mention there is also another mobile home spot that already has the electricity and septic set up along with its own shed? There is a storm shelter also! What a find! You better hurry! This one won't last long!

Key facts

• Covered front porch
• 3 stall barn
• 19 x 11 smaller shop

Tags

• SCREENED IN BACK PORCH
• COVERED FRONT PORCH
• 20 X 15 SHOP
• 19 X 11 SMALLER SHOP
• 3 STALL BARN
• GREENHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#230 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Madison Parish (town): math 3% / reading 10% proficiency, ranked #98 of 98 in LA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 2 units permitted in Madison Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($830 loan paydown + $2k appreciation (1.9% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, 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 34 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.98% ✓
• Cap rate: 17.92%
• Cash-on-cash: 41.51%
• DSCR: 2.85
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.4%
• Equity multiple: 3.43×
• Total profit: $81,800
• Equity at exit: $46,880

10-year hold

• IRR: 46.2%
• Equity multiple: 6.84×
• Total profit: $196,065
• Equity at exit: $67,163

Cash invested: $33,600 (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 71282

• Home prices YoY: 1.2%
• Active inventory: 25
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,373 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $1,162

Break-even live

Break-even rent $901

Max offer price $120,000

Occupancy floor 46%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-28
   status Pending
2. 2026-04-08
   status Active
3. 2026-03-27
   status Pending
4. 2026-03-18
   status Active
5. 2026-03-10
   status Pending
6. 2026-03-04
   listed $120,000 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: $660 · $55/mo
• Expected delta: +$269/yr (+$22/mo · 68.6%)

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

Taxation est. · year 1

• Rental income: $28,470
• − Mortgage interest: −$6,722
• − Property taxes: −$391
• − Insurance: −$600
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$3,491
• Taxable income: $12,711
• Est. tax owed @ 24.0%: −$3,051
• After-tax cash flow: $10,898/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: Madison Parish
• NCES district ID: 2201050
• Math proficiency: 3% ▼ -32.00%
• Reading proficiency: 10% ▼ -32.00%
• Median HH income: $26,166
• Composite: 4.42/100
• National rank: #10055
• State rank: #98 of 98 in LA

Livability — Tallulah

• Score: 61/100
• State rank: #230
• US rank: #17435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,998

Population outlook (Madison County) Hauer SSP2

• Today (2025): 10,899 people
• By 2030: 10,468 · -4.0%
• By 2040: 9,680 · -11.2%
• By 2050: 8,990 · -17.5%
• By 2075: 7,739 · -29.0%
• By 2100: 6,531 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 29% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Madison

• 2024 margin: Lean D (+6.2) · D 52.5% · R 46.2% · Other 1.3%
• 2008→2024 swing: -11.7pp toward R · 2008: 17.9pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+15.5 2016: D+17.3 2012: D+22.2 2008: D+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.93%
• Current HPI: 165.76
• 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

6 events — show timeline

• 2026-04-28 Pending — NELABOR
• 2026-04-08 Relisted — NELABOR
• 2026-03-27 Pending — NELABOR
• 2026-03-18 Relisted — NELABOR
• 2026-03-10 Pending — NELABOR
• 2026-03-04 Listed $120,000 NELABOR

Property tax history

+1.1%/yr

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