138 Dallas Dr · Swartz, LA 71203

$139,400

3 bd · 2.0 ba · 1,162 sqft · Land · 174 Days on market

Built 2025 0.26 ac lot ↓ 13% since listing

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Why this score? — see what drove the C- 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE 3 BEDROOM-2 BATH; BRAND NEW MANUFACTURED HOME IN THE SWARTZ/LAKESHORE AREA. JUST OFF OF ROWLAND ROAD; CONVENIENT TO HIGHWAY 139; HIGHWAY 594; HIGHWAY 80; AND I-20. VINYL PLANK FLOORING; BUTLER'S PANTRY; OPEN KITCHEN/LIVING AREA. STAINLESS STEEL APPLIANCES. AFFORDABLE. THESE HOMES QUALIFY FOR FHA; RURAL DEVELOPMENT, AND VA FINANCING. GREAT STARTER HOME!! OWNER-AGENTS. WHY RENT WHEN YOU CAN OWN?

Key facts

• Butler's pantry
• 0.26 acre lot
• Built 2025

Tags

• BRAND NEW MANUFACTURED HOME
• BUTLER'S PANTRY
• OPEN KITCHEN/LIVING AREA
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $139k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.2% in Swartz — 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 64/100 on livability (#184 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, health & safety D.
• 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: 437 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $122,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.08% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-8,288
• Equity at exit: $20,785

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $11,261
• Equity at exit: $12,053

Cash invested: $39,032 (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 71203

• Home prices YoY: -32.4%
• Active inventory: 437
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$731
• Tax est. 1.5%: −$174 /mo · $2,091/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $224

Break-even live

Break-even rent $1,219

Max offer price $139,400

Occupancy floor 80%

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: $34,850
• Closing costs: $4,182
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $139,400 Active 174 DOM
2. 2026-06-18
   days on market $139,400 Active 173 DOM
3. 2026-06-17
   days on market $139,400 Active 172 DOM
4. 2026-06-16
   days on market $139,400 Active 171 DOM
5. 2026-06-15
   days on market $139,400 Active 170 DOM
6. 2026-06-14
   days on market $139,400 Active 168 DOM
7. 2026-06-13
   days on market $139,400 Active 167 DOM
8. 2026-06-10
   days on market $139,400 Active 165 DOM
9. 2026-06-09
   days on market $139,400 Active 164 DOM
10. 2026-06-08
    days on market $139,400 Active 163 DOM
11. 2026-06-07
    days on market $139,400 Active 162 DOM
12. 2026-06-03
    days on market $139,400 Active 158 DOM
13. 2026-06-02
    days on market $139,400 Active 157 DOM
14. 2026-06-01
    days on market $139,400 Active 156 DOM
15. 2026-05-31
    days on market $139,400 Active 155 DOM
16. 2026-05-30
    days on market $139,400 Active 154 DOM
17. 2026-05-01
    price $139,400 408-char remark

    Show marketing remark (408 chars)

    AFFORDABLE 3 BEDROOM-2 BATH; BRAND NEW MANUFACTURED HOME IN THE SWARTZ/LAKESHORE AREA. JUST OFF OF ROWLAND ROAD; CONVENIENT TO HIGHWAY 139; HIGHWAY 594; HIGHWAY 80; AND I-20. VINYL PLANK FLOORING; BUTLER'S PANTRY; OPEN KITCHEN/LIVING AREA. STAINLESS STEEL APPLIANCES. AFFORDABLE. THESE HOMES QUALIFY FOR FHA; RURAL DEVELOPMENT, AND VA FINANCING. GREAT STARTER HOME!! OWNER-AGENTS. WHY RENT WHEN YOU CAN OWN?

18. 2026-04-02
    price $144,500 408-char remark

    Show marketing remark (408 chars)

    AFFORDABLE 3 BEDROOM-2 BATH; BRAND NEW MANUFACTURED HOME IN THE SWARTZ/LAKESHORE AREA. JUST OFF OF ROWLAND ROAD; CONVENIENT TO HIGHWAY 139; HIGHWAY 594; HIGHWAY 80; AND I-20. VINYL PLANK FLOORING; BUTLER'S PANTRY; OPEN KITCHEN/LIVING AREA. STAINLESS STEEL APPLIANCES. AFFORDABLE. THESE HOMES QUALIFY FOR FHA; RURAL DEVELOPMENT, AND VA FINANCING. GREAT STARTER HOME!! OWNER-AGENTS. WHY RENT WHEN YOU CAN OWN?

19. 2026-02-09
    price $149,900 408-char remark

    Show marketing remark (408 chars)

    AFFORDABLE 3 BEDROOM-2 BATH; BRAND NEW MANUFACTURED HOME IN THE SWARTZ/LAKESHORE AREA. JUST OFF OF ROWLAND ROAD; CONVENIENT TO HIGHWAY 139; HIGHWAY 594; HIGHWAY 80; AND I-20. VINYL PLANK FLOORING; BUTLER'S PANTRY; OPEN KITCHEN/LIVING AREA. STAINLESS STEEL APPLIANCES. AFFORDABLE. THESE HOMES QUALIFY FOR FHA; RURAL DEVELOPMENT, AND VA FINANCING. GREAT STARTER HOME!! OWNER-AGENTS. WHY RENT WHEN YOU CAN OWN?

20. 2025-12-26
    listed $159,900 Active 408-char remark

    Show marketing remark (408 chars)

    AFFORDABLE 3 BEDROOM-2 BATH; BRAND NEW MANUFACTURED HOME IN THE SWARTZ/LAKESHORE AREA. JUST OFF OF ROWLAND ROAD; CONVENIENT TO HIGHWAY 139; HIGHWAY 594; HIGHWAY 80; AND I-20. VINYL PLANK FLOORING; BUTLER'S PANTRY; OPEN KITCHEN/LIVING AREA. STAINLESS STEEL APPLIANCES. AFFORDABLE. THESE HOMES QUALIFY FOR FHA; RURAL DEVELOPMENT, AND VA FINANCING. GREAT STARTER HOME!! OWNER-AGENTS. WHY RENT WHEN YOU CAN OWN?

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,039
• − Mortgage interest: −$7,809
• − Property taxes: −$2,091
• − Insurance: −$697
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$4,055
• Taxable income: $501
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $2,570/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 — Swartz

• Score: 64/100
• State rank: #184
• US rank: #14862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• City population: 60,136
• Metro: Monroe, LA
• Population (ZIP): 38,354
• Household income: $52,326
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2085.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 48% White 45% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -99.01%
• Current HPI: 206.1948
• 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

-12.8% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $139,400 NELABOR
• 2026-04-02 Price Changed $144,500 NELABOR
• 2026-02-09 Price Changed $149,900 NELABOR
• 2025-12-26 Listed $159,900 NELABOR

Property tax history

+7.1%/yr

Latest (2025): $88 · -48.7% YoY. Source: county tax records.