2470 Highway 792 · Jamestown, LA 71039

$119,900

2 bd · 2.0 ba · 1,024 sqft · Manufactured public records · 56 Days on market

Built 2022 2.00 ac lot $117/sqft · 6% below area Est $128k · 6% under ↓ 8% since listing

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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 +12.5/30.0
• ARV discount +10.4/15.0
• Appreciation +7.5/10.0
• DSCR +3.7/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your peaceful country retreat in the heart of the Fryeburg community of Heflin, Louisiana! This beautifully maintained 2022 Clayton manufactured home sits on a spacious 2-acre lot, offering the perfect mix of modern comfort, wide-open space, and quiet rural living. Built in 2022, this 16x64 home feels fresh, clean, and move-in ready with 2 bedrooms and 2 full bathrooms. The home has been lovingly cared for with zero issues, giving you peace of mind from day one. Step outside and enjoy the upgrades that really set this property apart—both front and back porches were added in 2023, creating ideal spaces for relaxation while taking in the quiet country surroundings. A driveway

Key facts

• Spacious lot
• Fully equipped setup
• 2 acre lot

Tags

• SPACIOUS LOT
• FRONT AND BACK PORCHES
• FULLY EQUIPPED SETUP
• AFFORDABLE UTILITY COSTS
• PEACEFUL RURAL COMMUNITY
• QUIET COUNTRY SURROUNDINGS

Property features AI

Finance

• Other: Lot is 2.00 acres (will not subdivide); Municipal Utility District: No; Possession in 30-60 days; Listing status: Active
• Financial info: Loan type: Treat As Clear; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; On-site and on-street parking; Open, unpaved parking; no garage or covered/carport spaces; Private outside parking
• Utilities: City water and private well listed; Sewer available; Electricity available; Property accessed via dirt and gravel/rock surfaces
• Home design: Single family residence; Residential property; Single-story; Built in 2022; Located in Fryeburg Community subdivision
• Construction: Built in 2022
• Exterior features: Covered patio/porch areas including front and rear porches; Deck

Interior

• Kitchen: Electric cooktop and electric oven; Dishwasher; Refrigerator; Kitchen island; Eat-in kitchen and breakfast bar; Granite counters
• Bedrooms: 2 bedrooms (both on main level); Primary bedroom with ensuite bath
• Bathrooms: 2 full bathrooms; Primary bathroom with dual sinks, linen closet, granite countertop, and drip/dry area; Additional bathroom with granite countertop and drip/dry area
• Interior features: Eat-in kitchen with kitchen island and breakfast bar; Granite countertops throughout; Built-in cabinets; 7 total rooms; One living area; One dining area; One level (single-story)
• Laundry & utility: Washer hookup on site; Washer and dryer included; Laundry room with drip/dry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $-17 ($-204/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (21.3% below list).
• Recommended offer: $94k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#297 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($829 loan paydown + $6k appreciation (4.9% local appreciation)).
• Bienville County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $94,410 (21.3% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (median comp): $128,048
• List price: $119,900
• Delta: -6.36%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

4.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.77×
• Total profit: $25,891
• Equity at exit: $67,271

10-year hold

• IRR: 13.2%
• Equity multiple: 3.37×
• Total profit: $79,482
• Equity at exit: $115,546

Cash invested: $33,572 (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 71039

• Home prices YoY: 5.8%
• Active inventory: 7
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-17

Break-even live

Break-even rent $966

Max offer price $116,895

Occupancy floor 97%

Sensitivity live

Price	-10% $51	-5% $17	+0% $-17	+5% $-51	+10% $-85
Rent	-10% $-92	-5% $-54	+0% $-17	+5% $20	+10% $58
Rate	-1.0pp $43	-0.5pp $13	base $-17	+0.5pp $-48	+1.0pp $-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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $119,900 Active 56 DOM
2. 2026-06-18
   days on market $119,900 Active 55 DOM
3. 2026-06-17
   days on market $119,900 Active 54 DOM
4. 2026-06-16
   days on market $119,900 Active 53 DOM
5. 2026-06-15
   days on market $119,900 Active 52 DOM
6. 2026-06-14
   days on market $119,900 Active 50 DOM
7. 2026-06-12
   days on market $119,900 Active 49 DOM
8. 2026-06-09
   days on market $119,900 Active 46 DOM
9. 2026-06-08
   days on market $119,900 Active 45 DOM
10. 2026-06-07
    days on market $119,900 Active 44 DOM
11. 2026-06-05
    days on market $119,900 Active 41 DOM
12. 2026-06-03
    days on market $119,900 Active 40 DOM
13. 2026-06-02
    days on market $119,900 Active 39 DOM
14. 2026-06-01
    days on market $119,900 Active 38 DOM
15. 2026-05-31
    days on market $119,900 Active 37 DOM
16. 2026-05-30
    days on market $119,900 Active 36 DOM
17. 2026-05-15
    price $119,900 1598-char remark
18. 2026-04-24
    listed $129,900 Active 1598-char remark

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,009 · $84/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $11,329
• − Mortgage interest: −$6,716
• − Property taxes: −$1,009
• − Insurance: −$600
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$3,488
• Taxable loss: −$2,297
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $347/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: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Jamestown

• Score: 58/100
• State rank: #297
• US rank: #20981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,165

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 22% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 1% Scottish 1%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.91%
• Current HPI: 90.3113
• 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

-7.7% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $119,900 NTREIS
• 2026-04-24 Listed $129,900 NTREIS

Property tax history

+294.8%/yr

Latest (2024): $1,009 · +18.6% YoY. Source: county tax records.