194 Thaxton Landing Rd · Anacoco, LA 71403

$157,000

3 bd · 2.5 ba · 1,358 sqft · Manufactured · 113 Days on market

Built 2011 0.34 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
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This manufactured home NEAR VERNON LAKE has 3 BEDROOMS and 2 BATHS plus many EXTRAS: TWO Large COVERED PORCHES on the front and back of the home; new METAL ROOF in 2025; a 30 x 36 SHOP BUILDING which is insulated and has a 1/2 bath. The WELL PUMP is in the shop along with cabinets, electric lift, automatic shop door, and an EV CHARGING STATION for electric vehicles. The CHAIN LINK FENCE extends around the entire property. There is a small GREENHOUSE with automatic watering system attached to another storage building.

Key facts

• Ev charging station
• New metal roof
• Well pump

Tags

• TWO LARGE COVERED PORCHES
• NEW METAL ROOF
• 30 X 36 SHOP BUILDING
• WELL PUMP
• EV CHARGING STATION
• CHAIN LINK FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $157k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $143k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.6% in Anacoco — 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 69/100 on livability (#81 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Vernon Parish (rural): math 35% / reading 51% proficiency, ranked #18 of 98 in LA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.2% local appreciation)).
• Vernon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $142,870 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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 A-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. 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: 1.23% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 3.38×
• Total profit: $104,741
• Equity at exit: $121,070

10-year hold

• IRR: 29.4%
• Equity multiple: 7.26×
• Total profit: $275,255
• Equity at exit: $242,053

Cash invested: $43,960 (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 71403

• Home prices YoY: 4.6%
• Active inventory: 47
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $604

Break-even live

Break-even rent $1,163

Max offer price $157,000

Occupancy floor 64%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $157,000 Active 113 DOM
2. 2026-06-18
   days on market $157,000 Active 112 DOM
3. 2026-06-17
   days on market $157,000 Active 111 DOM
4. 2026-06-16
   days on market $157,000 Active 110 DOM
5. 2026-06-15
   days on market $157,000 Active 109 DOM
6. 2026-06-14
   days on market $157,000 Active 107 DOM
7. 2026-06-12
   days on market $157,000 Active 106 DOM
8. 2026-06-09
   days on market $157,000 Active 103 DOM
9. 2026-06-08
   days on market $157,000 Active 102 DOM
10. 2026-06-07
    days on market $157,000 Active 101 DOM
11. 2026-06-07
    days on market $157,000 Active 100 DOM
12. 2026-06-04
    days on market $157,000 Active 97 DOM
13. 2026-06-02
    days on market $157,000 Active 96 DOM
14. 2026-06-01
    days on market $157,000 Active 95 DOM
15. 2026-05-31
    days on market $157,000 Active 94 DOM
16. 2026-05-31
    days on market $157,000 Active 93 DOM
17. 2026-02-26
    listed $157,000 Active 526-char remark

    Show marketing remark (526 chars)

    This manufactured home NEAR VERNON LAKE has 3 BEDROOMS and 2 BATHS plus many EXTRAS: TWO Large COVERED PORCHES on the front and back of the home; new METAL ROOF in 2025; a 30 x 36 SHOP BUILDING which is insulated and has a 1/2 bath. The WELL PUMP is in the shop along with cabinets, electric lift, automatic shop door, and an EV CHARGING STATION for electric vehicles. The CHAIN LINK FENCE extends around the entire property. There is a small GREENHOUSE with automatic watering system attached to another storage building.

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$505/yr (+$42/mo · 140.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $23,124
• − Mortgage interest: −$8,794
• − Property taxes: −$358
• − Insurance: −$785
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$4,567
• Taxable income: $4,919
• Est. tax owed @ 24.0%: −$1,181
• After-tax cash flow: $6,064/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: Vernon Parish
• NCES district ID: 2201830
• Math proficiency: 35% ▼ -42.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $44,822
• Composite: 36.42/100
• National rank: #4674
• State rank: #18 of 98 in LA

Livability — Anacoco

• Score: 69/100
• State rank: #81
• US rank: #9004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,792

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 45,401 people
• By 2030: 43,015 · -5.3%
• By 2040: 38,171 · -15.9%
• By 2050: 34,087 · -24.9%
• By 2075: 28,267 · -37.7%
• By 2100: 25,486 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 1% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Vernon

• 2024 margin: Solid R (+67.9) · D 15.6% · R 83.4% · Other 1.0%
• 2008→2024 swing: -14.5pp toward R · 2008: -53.4pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.9 2016: R+65.0 2012: R+57.5 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.17%
• Current HPI: 186.1416
• 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

1 event — show timeline

• 2026-02-26 Listed $157,000 GFPAR

Property tax history

+22.9%/yr

Latest (2025): $358 · -1.4% YoY. Source: county tax records.