193 Showhorse Ln · Calhoun, LA 71225

$219,900

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 8 Days on market

Built 2019 4.98 ac lot Est $198k · 11% over

---

Why this score? — see what drove the F 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 +12.8/30.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• 1% rule +2.8/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your private country retreat! Nestled on 4.98 beautiful acres, this spacious 4 bedroom, 2 bath home offers comfort and charm. Step inside to an inviting open floor plan featuring a cozy wood-burning fireplace, creating the perfect gathering space for family and friends. The large kitchen is a standout feature, boasting a custom-built oversized island, abundant cabinet storage, and plenty of room for entertaining or everyday living. The spacious primary suite includes a luxurious master bathroom with a relaxing soaker tub, separate shower, and ample space to unwind. Outside, the possibilities are endless. Livestock is welcome, and the property is already equipped for your animals

Key facts

• Open floor plan
• Seven horse stalls
• 4.98 acre lot

Tags

• PRIVATE COUNTRY RETREAT
• OPEN FLOOR PLAN
• WOOD-BURNING FIREPLACE
• CUSTOM-BUILT OVERSIZED ISLAND
• SEVEN HORSE STALLS
• MAIN BARN WITH ELECTRICITY

Property features AI

Finance

• Other: Approximately 4.98 acres; Unimproved road surface and frontage
• HOA & community: No association amenities

Exterior

• Parking: Open parking with gravel surface
• Utilities: Public water; Septic tank; Natural gas not available
• Home design: Manufactured home (residential); One level, entry level 1; Facing/entry orientation not specified
• Construction: Vinyl siding; Asphalt roof; Pillar/post/pier foundation; Built year not specified
• Exterior features: Covered patio/porch; Wire fencing; Landscaped, cleared, irregular lot; Barn(s) and outbuilding(s)

Interior

• Kitchen: Dishwasher; Range hood; Electric range; Electric water heater
• Bedrooms: 4 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Double pane windows; Living room fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-21 ($-256/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (21.5% below list).
• Recommended offer: $173k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% in Calhoun — 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 75/100 on livability (#22 in LA, #4,072 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute 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.
• Zoned schools: West Ouachita High School (math 36% / reading 47%, grade F, #71 of 265 statewide, top 27%, 1,080 students, 54% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 87 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

Recommended offer $172,532 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $197,904
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Sarah Ln	0.25mi	4/3.0	2,301 (+8%)	18mo	$215,000	$93	56

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-37,050
• Equity at exit: $32,788

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-34,246
• Equity at exit: $19,013

Cash invested: $61,572 (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 71225

• Home prices YoY: -21.2%
• Active inventory: 87
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-21

Break-even live

Break-even rent $1,752

Max offer price $216,128

Occupancy floor 96%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-13
   status $219,900 Pending 8 DOM
2. 2026-06-10
   days on market $219,900 Active 8 DOM
3. 2026-06-09
   days on market $219,900 Active 7 DOM
4. 2026-06-08
   days on market $219,900 Active 6 DOM
5. 2026-06-07
   days on market $219,900 Active 5 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $219,900 Active 1 DOM

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,704
• − Mortgage interest: −$12,318
• − Property taxes: −$1,675
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$6,397
• Taxable loss: −$4,098
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $727/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 — Calhoun

• Score: 75/100
• State rank: #22
• US rank: #4072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,450

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Serbian 4% Lithuanian 2% Slovak 2%
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -54.29%
• Current HPI: 201.8198
• 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

+266.5% since first listed

5 events — show timeline

• 2026-06-01 Listed $219,900 NELABOR
• 2025-12-09 Price Changed $219,000 NELABOR
• 2025-10-14 Price Changed $220,000 NELABOR
• 2025-07-24 Listed $230,000 NELABOR
• 2017-11-03 Listed $60,000 NELABOR

Property tax history

+17.9%/yr

Latest (2025): $1,675 · -3.4% YoY. Source: county tax records.