107 Z St · Bawcomville, LA 71292

$135,800

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 120 Days on market

Built 2026 0.73 ac lot $118/sqft · 5% above area Est $120k · 13% over ↓ 9% since listing

---

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 +17.7/30.0
• DSCR +5.5/10.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this new, one of a kind three bed two bath mobile home. Sitting in a quiet neighborhood, you'll find a delightful atmosphere. All appliances stay.

Key facts

• 0.73 acre lot
• Built 2026
• Listed 119 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $136k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $117k (13.8% below list).
• Recommended offer: $117k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.6% in Bawcomville — 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 56/100 on livability (#347 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety D, schools F, amenities F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 195 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $939 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $117,125 (13.8% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $120,000
• List price: $135,800
• Delta: 13.17%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-15,119
• Equity at exit: $20,248

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-4,458
• Equity at exit: $11,742

Cash invested: $38,024 (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 71292

• Home prices YoY: -22.1%
• Active inventory: 195
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$712
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $109

Break-even live

Break-even rent $1,033

Max offer price $135,800

Occupancy floor 86%

Sensitivity live

Price	-10% $186	-5% $147	+0% $109	+5% $71	+10% $32
Rent	-10% $16	-5% $63	+0% $109	+5% $155	+10% $202
Rate	-1.0pp $177	-0.5pp $144	base $109	+0.5pp $74	+1.0pp $38

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: $33,950
• Closing costs: $4,074
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $135,800 Active 120 DOM
2. 2026-06-18
   days on market $135,800 Active 119 DOM
3. 2026-06-17
   days on market $135,800 Active 118 DOM
4. 2026-06-16
   days on market $135,800 Active 117 DOM
5. 2026-06-15
   days on market $135,800 Active 116 DOM
6. 2026-06-14
   days on market $135,800 Active 114 DOM
7. 2026-06-13
   days on market $135,800 Active 113 DOM
8. 2026-06-10
   days on market $135,800 Active 111 DOM
9. 2026-06-09
   days on market $135,800 Active 110 DOM
10. 2026-06-08
    days on market $135,800 Active 109 DOM
11. 2026-06-07
    days on market $135,800 Active 108 DOM
12. 2026-06-03
    days on market $135,800 Active 104 DOM
13. 2026-06-02
    days on market $135,800 Active 103 DOM
14. 2026-06-01
    days on market $135,800 Active 102 DOM
15. 2026-05-31
    days on market $135,800 Active 101 DOM
16. 2026-05-30
    days on market $135,800 Active 100 DOM
17. 2026-05-08
    price $135,800 156-char remark

    Show marketing remark (156 chars)

    Check out this new, one of a kind three bed two bath mobile home. Sitting in a quiet neighborhood, you'll find a delightful atmosphere. All appliances stay.

18. 2026-04-22
    price $140,000 156-char remark

    Show marketing remark (156 chars)

    Check out this new, one of a kind three bed two bath mobile home. Sitting in a quiet neighborhood, you'll find a delightful atmosphere. All appliances stay.

19. 2026-03-30
    price $145,000 156-char remark

    Show marketing remark (156 chars)

    Check out this new, one of a kind three bed two bath mobile home. Sitting in a quiet neighborhood, you'll find a delightful atmosphere. All appliances stay.

20. 2026-02-18
    listed $149,000 Active 156-char remark

    Show marketing remark (156 chars)

    Check out this new, one of a kind three bed two bath mobile home. Sitting in a quiet neighborhood, you'll find a delightful atmosphere. All appliances stay.

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$176/yr (+$15/mo · 30.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,055
• − Mortgage interest: −$7,607
• − Property taxes: −$570
• − Insurance: −$679
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,951
• Taxable loss: −$1,001
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $1,548/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Bawcomville

• Score: 56/100
• State rank: #347
• US rank: #22968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• Metro: Monroe, LA
• Population (ZIP): 22,935
• Household income: $51,355
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1027.0

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 20% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.78%
• Current HPI: 189.9135
• Rent YoY: —
• Metro: Monroe, 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

-8.9% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $135,800 NELABOR
• 2026-04-22 Price Changed $140,000 NELABOR
• 2026-03-30 Price Changed $145,000 NELABOR
• 2026-02-18 Listed $149,000 NELABOR

Property tax history

-0.1%/yr

Latest (2022): $570 · -1.2% YoY. Source: county tax records.