414 Wildflower Ln Ln · Gillis, LA 70611

$175,000

4 bd · 2.0 ba · 2,206 sqft · Manufactured · 70 Days on market

Built 1980 1.45 ac lot $79/sqft · 33% above area Est $132k · 33% over

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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 +19.6/30.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 4-bedroom, 2-bath doublewide situated on approximately 1.45 acres in a peaceful country setting. Renovated in 2023, this home features neutral colors and stylish laminate flooring throughout, creating a warm and inviting atmosphere. The spacious primary suite offers a relaxing retreat with a soaking tub and walk-in shower, dual vanities, and a walk-in closet. With plenty of space both inside and out, this property provides the perfect combination of comfort, privacy, and room to grow. Whether you're looking to enjoy quiet country living or want space for outdoor activities and entertaining, this home delivers. The property qualifies for FHA, VA, and conventional financing and is located in Flood Zone X according to FEMA maps.

Key facts

• 1.45 acre lot
• Built 1980
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (8.4% below list).
• Recommended offer: $160k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.4% in Gillis — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 39/100 on livability (#468 in LA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 322 active listings in the ZIP; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 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: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,284 (8.4% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 8% 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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $132,034
• List price: $175,000
• Delta: 32.54%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-15,661
• Equity at exit: $26,093

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,534
• Equity at exit: $15,131

Cash invested: $49,000 (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 70611

• Active inventory: 322
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $200

Break-even live

Break-even rent $1,349

Max offer price $175,000

Occupancy floor 82%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-17
   status Pending 758-char remark

   Show marketing remark (758 chars)

   Beautifully maintained 4-bedroom, 2-bath doublewide situated on approximately 1.45 acres in a peaceful country setting. Renovated in 2023, this home features neutral colors and stylish laminate flooring throughout, creating a warm and inviting atmosphere. The spacious primary suite offers a relaxing retreat with a soaking tub and walk-in shower, dual vanities, and a walk-in closet. With plenty of space both inside and out, this property provides the perfect combination of comfort, privacy, and room to grow. Whether you're looking to enjoy quiet country living or want space for outdoor activities and entertaining, this home delivers. The property qualifies for FHA, VA, and conventional financing and is located in Flood Zone X according to FEMA maps.

2. 2026-03-09
   listed $175,000 Active 758-char remark

   Show marketing remark (758 chars)

   Beautifully maintained 4-bedroom, 2-bath doublewide situated on approximately 1.45 acres in a peaceful country setting. Renovated in 2023, this home features neutral colors and stylish laminate flooring throughout, creating a warm and inviting atmosphere. The spacious primary suite offers a relaxing retreat with a soaking tub and walk-in shower, dual vanities, and a walk-in closet. With plenty of space both inside and out, this property provides the perfect combination of comfort, privacy, and room to grow. Whether you're looking to enjoy quiet country living or want space for outdoor activities and entertaining, this home delivers. The property qualifies for FHA, VA, and conventional financing and is located in Flood Zone X according to FEMA maps.

3. 2023-10-30
   soldstatus 463-char remark

   Show marketing remark (463 chars)

   Completely remodeled 4 bedroom 2 bath doublewide sitting on approximately 1.45 acres. This property has been updated with fresh paint, laminate floors, stainless appliances which includes a refrigerator, microwave, electric range, and dishwasher. If you are looking for space, acreage, and country living, this property is for you. Home qualifies for FHA, VA, and conventional loans. Located in Flood zone X according to FEMA flood maps. All measurements are M/L.

4. 2023-07-21
   listed $169,900 463-char remark

   Show marketing remark (463 chars)

   Completely remodeled 4 bedroom 2 bath doublewide sitting on approximately 1.45 acres. This property has been updated with fresh paint, laminate floors, stainless appliances which includes a refrigerator, microwave, electric range, and dishwasher. If you are looking for space, acreage, and country living, this property is for you. Home qualifies for FHA, VA, and conventional loans. Located in Flood zone X according to FEMA flood maps. All measurements are M/L.

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$59/yr (+$5/mo · 6.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,234
• − Mortgage interest: −$9,803
• − Property taxes: −$903
• − Insurance: −$875
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$5,091
• Taxable loss: −$515
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $2,528/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: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — Gillis

• Score: 39/100
• State rank: #468
• US rank: #27399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gillis, LA
• County: Calcasieu Parish · 170,889 people
• Metro: Lake Charles, LA
• Population (ZIP): 22,124
• Household income: $101,844
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 183.0

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 11% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.82%
• Current HPI: 115.0052
• Rent YoY: —
• Metro: Lake Charles, LA
• 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

+3.0% since first listed

4 events — show timeline

• 2026-05-17 Pending — SWLAR
• 2026-03-09 Listed $175,000 SWLAR
• 2023-10-30 Sold (MLS) — SWLAR
• 2023-07-21 Listed $169,900 SWLAR

Property tax history

+9.3%/yr

Latest (2025): $903 · +1.6% YoY. Source: county tax records.