155 Frazier Ave · Sibley, LA 71073

$155,000

3 bd · 2.0 ba · 1,410 sqft · SingleFamily · 27 Days on market

Built 2003 0.61 ac lot Est $203k · 24% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Stunning remodel! This 3 bedroom, 2 bath manufactured home is move in ready! The home sits on a nice size lot on Fraizer Rd. The Kitchen & Living room has an open concept, the fireplace located in the living room complements the whole house & gives it that cozy cottage feeling! This house is in a great location, close to Lakeside School & stores. This little gem won't last long! The home is being repainted & siding repaired. If you have any questions, just give me or your agent a call.

Key facts

• 0.61 acre lot
• Built 2003
• Listed 27 days

Property features AI

Finance

• Other: Possession at closing/funding; Listing status: Active
• Financial info: Supports cash, conventional, FHA, USDA, and VA financing; Second mortgage: No; Loan type: Treat as clear
• HOA & community: No association

Exterior

• Parking: On-site, outside parking
• Security: No specific security features listed
• Utilities: City water; City sewer; Co-op electric; Electricity available and connected; Cable available; Phone available; Asphalt (road access)
• Home design: Single family residence; One story; Property attached: Yes; Built in 2003
• Construction: Vinyl siding; Asphalt roof; Preowned (built 2003)
• Exterior features: Front porch; Lot about 0.61 acre; Subdivision: Pleasant Lake Estaes

Interior

• Kitchen: Dishwasher; Electric range; Eat-in kitchen with kitchen island
• Bedrooms: Three bedrooms (primary bedroom on level 1)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Built-in features; Cable TV available; Eat-in kitchen; High speed internet available; Kitchen island; Open floorplan; One living area; One dining area; Two total bathrooms; One wood-burning fireplace in family room
• Laundry & utility: No washer/dryer specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#205 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+, crime B; Watch: amenities F, commute F, employment D-.
• Webster Parish (town): math 17% / reading 26% proficiency, ranked #67 of 98 in LA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 36 units permitted in Webster Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Webster County population projected at -21% 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 $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, 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 27 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.01% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $203,040
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
547 5th Ave	0.61mi	3/2.0	1,600 (+14%)	6mo	$99,900	$62	44
446 S Main St	0.55mi	3/1.5	1,200 (-15%)	16mo	$173,000	$144	34

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: 14.8%
• Equity multiple: 1.85×
• Total profit: $36,715
• Equity at exit: $69,695

10-year hold

• IRR: 16.5%
• Equity multiple: 3.43×
• Total profit: $105,310
• Equity at exit: $107,408

Cash invested: $43,400 (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 71073

• Active inventory: 7
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $284

Break-even live

Break-even rent $1,211

Max offer price $155,000

Occupancy floor 77%

Sensitivity live

Price	-10% $372	-5% $328	+0% $284	+5% $240	+10% $196
Rent	-10% $160	-5% $222	+0% $284	+5% $346	+10% $408
Rate	-1.0pp $362	-0.5pp $323	base $284	+0.5pp $244	+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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $155,000 Active 27 DOM
2. 2026-06-17
   days on market $155,000 Active 26 DOM
3. 2026-06-16
   days on market $155,000 Active 25 DOM
4. 2026-06-15
   days on market $155,000 Active 24 DOM
5. 2026-06-14
   days on market $155,000 Active 22 DOM
6. 2026-06-13
   days on market $155,000 Active 21 DOM
7. 2026-06-10
   days on market $155,000 Active 19 DOM
8. 2026-06-09
   days on market $155,000 Active 18 DOM
9. 2026-06-08
   days on market $155,000 Active 17 DOM
10. 2026-06-07
    days on market $155,000 Active 16 DOM
11. 2026-06-02
    days on market $155,000 Active 11 DOM
12. 2026-06-01
    days on market $155,000 Active 10 DOM
13. 2026-05-31
    days on market $155,000 Active 9 DOM
14. 2026-05-30
    days on market $155,000 Active 8 DOM
15. 2026-05-22
    listed $155,000 Active
16. 2025-02-27
    soldstatus Closed 514-char remark

    Show marketing remark (514 chars)

    Stunning remodel! This 3 bedroom, 2 bath manufactured home is move in ready! The home sits on a nice size lot on Fraizer Rd. The Kitchen & Living room has an open concept, the fireplace located in the living room complements the whole house & gives it that cozy cottage feeling! This house is in a great location, close to Lakeside School & stores. This little gem won't last long! The home is being repainted & siding repaired. If you have any questions, just give me or your agent a call.

17. 2025-02-08
    status Pending 514-char remark

    Show marketing remark (514 chars)

    Stunning remodel! This 3 bedroom, 2 bath manufactured home is move in ready! The home sits on a nice size lot on Fraizer Rd. The Kitchen & Living room has an open concept, the fireplace located in the living room complements the whole house & gives it that cozy cottage feeling! This house is in a great location, close to Lakeside School & stores. This little gem won't last long! The home is being repainted & siding repaired. If you have any questions, just give me or your agent a call.

18. 2025-01-08
    price $125,000 514-char remark

    Show marketing remark (514 chars)

    Stunning remodel! This 3 bedroom, 2 bath manufactured home is move in ready! The home sits on a nice size lot on Fraizer Rd. The Kitchen & Living room has an open concept, the fireplace located in the living room complements the whole house & gives it that cozy cottage feeling! This house is in a great location, close to Lakeside School & stores. This little gem won't last long! The home is being repainted & siding repaired. If you have any questions, just give me or your agent a call.

19. 2024-11-15
    status Active 514-char remark

    Show marketing remark (514 chars)

    Stunning remodel! This 3 bedroom, 2 bath manufactured home is move in ready! The home sits on a nice size lot on Fraizer Rd. The Kitchen & Living room has an open concept, the fireplace located in the living room complements the whole house & gives it that cozy cottage feeling! This house is in a great location, close to Lakeside School & stores. This little gem won't last long! The home is being repainted & siding repaired. If you have any questions, just give me or your agent a call.

20. 2024-10-08
    listed $135,900 Active 514-char remark

    Show marketing remark (514 chars)

    Stunning remodel! This 3 bedroom, 2 bath manufactured home is move in ready! The home sits on a nice size lot on Fraizer Rd. The Kitchen & Living room has an open concept, the fireplace located in the living room complements the whole house & gives it that cozy cottage feeling! This house is in a great location, close to Lakeside School & stores. This little gem won't last long! The home is being repainted & siding repaired. If you have any questions, just give me or your agent a call.

21. 2023-07-19
    soldstatus Closed
22. 2023-05-21
    status Pending
23. 2023-04-30
    price $39,900
24. 2023-03-27
    listed $49,900 Active
25. 2008-10-14
    soldstatus

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $948 · $79/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $18,843
• − Mortgage interest: −$8,682
• − Property taxes: −$948
• − Insurance: −$775
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$4,509
• Taxable income: $913
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $3,189/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: Webster Parish
• NCES district ID: 2201890
• Math proficiency: 17% ▼ -39.00%
• Reading proficiency: 26% ▼ -38.00%
• Median HH income: $33,011
• Composite: 17.5/100
• National rank: #9055
• State rank: #67 of 98 in LA

Livability — Sibley

• Score: 63/100
• State rank: #205
• US rank: #16076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sibley, LA
• Population (ZIP): 2,686

Population outlook (Webster County) Hauer SSP2

• Today (2025): 37,736 people
• By 2030: 36,203 · -4.1%
• By 2040: 32,988 · -12.6%
• By 2050: 29,743 · -21.2%
• By 2075: 22,346 · -40.8%
• By 2100: 15,045 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 42% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+36.5) · D 31.2% · R 67.7% · Other 1.1%
• 2008→2024 swing: -10.2pp toward R · 2008: -26.3pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.1 2016: R+29.1 2012: R+25.0 2008: R+26.3

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

+210.6% since first listed

11 events — show timeline

• 2026-05-22 Listed $155,000 NTREIS
• 2025-02-27 Sold (MLS) — NTREIS
• 2025-02-08 Pending — NTREIS
• 2025-01-08 Price Changed $125,000 NTREIS
• 2024-11-15 Relisted — NTREIS
• 2024-10-08 Listed $135,900 NTREIS
• 2023-07-19 Sold (MLS) — NTREIS
• 2023-05-21 Pending — NTREIS
• 2023-04-30 Price Changed $39,900 NTREIS
• 2023-03-27 Listed $49,900 NTREIS
• 2008-10-14 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $948 · +55.9% YoY. Source: county tax records.