2870 Riser Rd · Ruston, LA 71270

$125,000

2 bd · 2.0 ba · 896 sqft · Manufactured · 15 Days on market

Built 2023 Good condition 1.92 ac lot

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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 +12.7/30.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this 2023 single wide mobile home situated on approximately 1.92 +/- acres in a peaceful setting. This 2 bedroom, 2 bath home measures approximately 14x64 and offers a comfortable open-concept layout with the living area and kitchen flowing together for easy everyday living. The split-bedroom floor plan provides added privacy, with each bedroom located on opposite ends of the home. The property is set back from the road and shares a driveway with the neighboring home, while still offering a quiet retreat where you can enjoy the outdoors and nature around you. Call a local REALTOR today to schedule your private showing!

Key facts

• Open-concept layout
• 1.92 acre lot
• Built 2023

Tags

• APPROXIMATELY 1.92 ACRES
• OPEN-CONCEPT LAYOUT
• SPLIT-BEDROOM FLOOR PLAN

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Open parking; Gravel parking surface
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Septic tank; Natural gas not available
• Home design: Residential mobile home (single wide); One level; Entry on level 1
• Construction: Vinyl siding; Asphalt roof; Built on crawl space
• Exterior features: Irregular lot; Paved road access; No fencing

Interior

• Kitchen: Dishwasher; Microwave; Electric range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closet(s); Double-pane windows; Window blinds; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-13 ($-160/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (13.9% below list).
• Recommended offer: $108k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% in Ruston — 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 68/100 on livability (#86 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Jackson Parish (rural): math 25% / reading 31% proficiency, ranked #50 of 98 in LA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jonesboro-Hodge Elementary School (math 2% / reading 8%, grade F, #633 of 646 statewide, top 99%, 340 students, 84% FRL); Jonesboro-Hodge Middle School (math 8% / reading 17%, grade F, #192 of 218 statewide, top 88%, 162 students, 77% FRL); Jonesboro-Hodge High School (math 5% / reading 15%, grade F, #239 of 265 statewide, top 91%, 228 students, 72% FRL) — zoned schools average 77% FRL vs 56% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 28% district-wide (-19 pts) — the specific schools serving this property underperform the Jackson Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.6%/yr); 277 active listings in the ZIP; lower-income renter base — watch delinquency.
• This rent runs 35% of the median local income ($37k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,663 (13.9% 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. 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. 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?
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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.6% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.51×
• Total profit: $-17,046
• Equity at exit: $18,638

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $1,988
• Equity at exit: $10,808

Cash invested: $35,000 (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 71270

• Home prices YoY: -16.1%
• Rents YoY: 6.6%
• Active inventory: 277
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-13

Break-even live

Break-even rent $1,093

Max offer price $123,074

Occupancy floor 96%

Sensitivity live

Price	-10% $73	-5% $30	+0% $-13	+5% $-57	+10% $-100
Rent	-10% $-98	-5% $-56	+0% $-13	+5% $29	+10% $72
Rate	-1.0pp $50	-0.5pp $18	base $-13	+0.5pp $-46	+1.0pp $-79

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-05
   statusdays on market $125,000 Pending 15 DOM
2. 2026-06-03
   days on market $125,000 Active 14 DOM
3. 2026-06-02
   days on market $125,000 Active 13 DOM
4. 2026-06-01
   days on market $125,000 Active 12 DOM
5. 2026-05-31
   days on market $125,000 Active 11 DOM
6. 2026-05-30
   days on market $125,000 Active 10 DOM
7. 2026-05-18
   listed $125,000 Active

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

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 ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $12,920
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$3,636
• Taxable loss: −$2,286
• Est. tax savings @ 24.0%: +$549
• After-tax cash flow: $389/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.

Condition & rehab AI · 23 photos

Good 80/100 Cosmetic rehab

This 2023 single-wide mobile home is in excellent condition with new updates throughout, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New lighting fixtures — Enhances safety and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances safety and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jackson Parish
• NCES district ID: 2200780
• Math proficiency: 25% ▼ -26.00%
• Reading proficiency: 31% ▼ -30.00%
• Median HH income: $37,823
• Composite: 23.36/100
• National rank: #7909
• State rank: #50 of 98 in LA

Livability — Ruston

• Score: 68/100
• State rank: #86
• US rank: #9522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lincoln Parish · 32,885 people
• City population: 32,885
• Metro: Ruston, LA
• Population (ZIP): 32,885
• Household income: $36,791
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2476.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 15,022 people
• By 2030: 14,489 · -3.5%
• By 2040: 13,361 · -11.1%
• By 2050: 12,269 · -18.3%
• By 2075: 9,848 · -34.4%
• By 2100: 7,510 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 38% Two or more races 6% Hispanic / Latino 4% Asian 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.1%
• 2008→2024 swing: -12.2pp toward R · 2008: -35.3pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+42.6 2016: R+40.6 2012: R+37.5 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.69%
• Current HPI: 212.8211
• Rent YoY: ▲ 6.60%
• Metro: Ruston, 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

1 event — show timeline

• 2026-05-18 Listed $125,000 NELABOR