7415 Preston Rd · Keachi, LA 71047

$140,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 45 Days on market

Built 1998 1.73 ac lot

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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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7415 Preston Road in Keithville, Louisiana where space, comfort, and a peaceful setting come together on 1.73 acres. This 3-bedroom, 2-bathroom home offers approximately 1,682 square feet with an open-concept living area anchored by a cozy fireplace, creating a warm and inviting central space. The eat-in kitchen provides a functional layout with room for both everyday living and casual dining. The primary suite features an en-suite bathroom complete with a separate tub and shower, offering added comfort and convenience. Step outside to a large covered deck—ideal for relaxing, entertaining, or simply enjoying the surrounding outdoor space. A storage shed adds extra functiona

Key facts

• Storage shed
• Eat-in kitchen
• Large covered deck

Tags

• OPEN-CONCEPT LIVING AREA
• COZY FIREPLACE
• EAT-IN KITCHEN
• LARGE COVERED DECK
• STORAGE SHED

Property features AI

Finance

• Other: Acreage lot (about 1.73 acres); Will not subdivide; Parcel information on file
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Concrete driveway; Open parking
• Security: Smoke detector(s)
• Utilities: Electricity connected; Well water; Septic
• Home design: Manufactured home (residential); One story; Property attached; Located in Preston Acres subdivision; Facing direction: GPS coordinates available
• Construction: Shingle roof; Pillar/post/pier foundation; Built in 1998
• Exterior features: Covered deck; Covered porch(es); Storage (shed with red roof stays; other shed will be removed prior to closing); Deck

Interior

• Kitchen: Dishwasher; Electric range; Vented exhaust fan; Breakfast bar; Kitchen island; Built-in cabinets; Water line to refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom on level 1 with ensuite bath
• Flooring: Carpet; Luxury vinyl plank; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Pantry; High-speed internet available; Walk-in closet(s); Window coverings; One living area; One dining area; Room count: 3; Fireplace in living room (wood burning)
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#317 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Caddo Parish (urban): math 21% / reading 32% proficiency, ranked #53 of 98 in LA (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.22% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 6.8

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $7,108
• Equity at exit: $20,874

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $44,484
• Equity at exit: $12,105

Cash invested: $39,200 (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 71047

• Home prices YoY: -27.5%
• Active inventory: 59
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $468

Break-even live

Break-even rent $1,119

Max offer price $140,000

Occupancy floor 68%

Sensitivity live

Price	-10% $547	-5% $508	+0% $468	+5% $429	+10% $389
Rent	-10% $333	-5% $401	+0% $468	+5% $536	+10% $603
Rate	-1.0pp $539	-0.5pp $504	base $468	+0.5pp $432	+1.0pp $395

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   statusdays on market $140,000 Pending 45 DOM
2. 2026-06-14
   days on market $140,000 Active 44 DOM
3. 2026-06-13
   days on market $140,000 Active 43 DOM
4. 2026-06-10
   days on market $140,000 Active 41 DOM
5. 2026-06-09
   days on market $140,000 Active 40 DOM
6. 2026-06-08
   days on market $140,000 Active 39 DOM
7. 2026-06-07
   days on market $140,000 Active 38 DOM
8. 2026-06-05
   pricedays on market $140,000 Active 35 DOM
9. 2026-06-03
   days on market $150,000 Active 34 DOM
10. 2026-06-02
    days on market $150,000 Active 33 DOM
11. 2026-06-01
    days on market $150,000 Active 32 DOM
12. 2026-05-31
    days on market $150,000 Active 31 DOM
13. 2026-05-30
    days on market $150,000 Active 30 DOM
14. 2026-04-30
    listed $150,000 Active 1194-char remark
15. 2022-06-02
    soldstatus $75,000

ⓘ 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: $1,100 · $92/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $20,542
• − Mortgage interest: −$7,842
• − Property taxes: −$1,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$4,073
• Taxable income: $3,541
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $4,769/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: Caddo Parish
• NCES district ID: 2200300
• Math proficiency: 21% ▼ -33.00%
• Reading proficiency: 32% ▼ -30.00%
• Median HH income: $39,227
• Composite: 22.23/100
• National rank: #8148
• State rank: #53 of 98 in LA

Livability — Keachi

• Score: 57/100
• State rank: #317
• US rank: #21617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,874

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 243,190 people
• By 2030: 237,231 · -2.5%
• By 2040: 222,502 · -8.5%
• By 2050: 206,516 · -15.1%
• By 2075: 165,706 · -31.9%
• By 2100: 122,262 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 17% Two or more races 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Caddo

• 2024 margin: Toss-up / Even · D 51.6% · R 47.0% · Other 1.4%
• 2008→2024 swing: +1.6pp toward D · 2008: 3.0pp · 2024: 4.6pp
• All cycles: 2024: D+4.6 2020: D+6.8 2016: D+4.2 2012: D+4.9 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.82%
• Current HPI: 158.0139
• 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

+86.7% since first listed

4 events — show timeline

• 2026-06-14 Pending — NTREIS
• 2026-06-04 Price Changed $140,000 NTREIS
• 2026-04-30 Listed $150,000 NTREIS
• 2022-06-02 Sold (Public Records) $75,000 Public Records

Property tax history

+19.9%/yr

Latest (2025): $1,100 · +0.2% YoY. Source: county tax records.