198 Elengton Rd · Longville, LA 70634

$134,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 143 Days on market

Built 2022 Excellent condition 3.00 ac lot ↓ 4% 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Condition / age +4.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this deal! This 2022 Champion mobile home is like-new and sits on a nice 3-acre tract of land in the DeRidder area. You can enjoy both privacy and space. The split floor plan offers 3 bedrooms and 2 full bathrooms. The master bath features a large relaxing soaking tub, double vanities and a spacious walk in shower. This home is move-in ready, priced right and waiting on it's new owners. Don't miss your chance to own land and a beautiful home all in one package. Ask about Seller financing options and incentives.

Key facts

• 3 acre lot
• Built 2022
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.2% in Longville — 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 50/100 on livability (#430 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, schools B; Watch: amenities F, commute F, employment F.
• Beauregard Parish (rural): math 30% / reading 41% proficiency, ranked #32 of 98 in LA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 243 active listings in the ZIP; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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. 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?
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: 1.03% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 8.1

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-5,177
• Equity at exit: $20,114

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $16,857
• Equity at exit: $11,664

Cash invested: $37,772 (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 70634

• Home prices YoY: -30.6%
• Active inventory: 243
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $263

Break-even live

Break-even rent $1,051

Max offer price $134,900

Occupancy floor 76%

Sensitivity live

Price	-10% $339	-5% $301	+0% $263	+5% $224	+10% $186
Rent	-10% $153	-5% $208	+0% $263	+5% $317	+10% $372
Rate	-1.0pp $331	-0.5pp $297	base $263	+0.5pp $228	+1.0pp $192

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $134,900 Active 143 DOM
2. 2026-06-19
   days on market $134,900 Active 141 DOM
3. 2026-06-18
   days on market $134,900 Active 140 DOM
4. 2026-06-17
   days on market $134,900 Active 139 DOM
5. 2026-06-16
   days on market $134,900 Active 138 DOM
6. 2026-06-15
   days on market $134,900 Active 137 DOM
7. 2026-06-14
   days on market $134,900 Active 135 DOM
8. 2026-06-13
   days on market $134,900 Active 134 DOM
9. 2026-06-10
   days on market $134,900 Active 132 DOM
10. 2026-06-09
    days on market $134,900 Active 131 DOM
11. 2026-06-08
    days on market $134,900 Active 130 DOM
12. 2026-06-07
    days on market $134,900 Active 129 DOM
13. 2026-06-03
    days on market $134,900 Active 125 DOM
14. 2026-06-02
    days on market $134,900 Active 124 DOM
15. 2026-06-01
    days on market $134,900 Active 123 DOM
16. 2026-05-31
    days on market $134,900 Active 122 DOM
17. 2026-05-30
    days on market $134,900 Active 121 DOM
18. 2026-04-13
    price $134,900 532-char remark

    Show marketing remark (532 chars)

    Take a look at this deal! This 2022 Champion mobile home is like-new and sits on a nice 3-acre tract of land in the DeRidder area. You can enjoy both privacy and space. The split floor plan offers 3 bedrooms and 2 full bathrooms. The master bath features a large relaxing soaking tub, double vanities and a spacious walk in shower. This home is move-in ready, priced right and waiting on it's new owners. Don't miss your chance to own land and a beautiful home all in one package. Ask about Seller financing options and incentives.

19. 2026-01-29
    listed $139,900 Active 532-char remark

    Show marketing remark (532 chars)

    Take a look at this deal! This 2022 Champion mobile home is like-new and sits on a nice 3-acre tract of land in the DeRidder area. You can enjoy both privacy and space. The split floor plan offers 3 bedrooms and 2 full bathrooms. The master bath features a large relaxing soaking tub, double vanities and a spacious walk in shower. This home is move-in ready, priced right and waiting on it's new owners. Don't miss your chance to own land and a beautiful home all in one package. Ask about Seller financing options and incentives.

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $795 · $66/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,595
• − Mortgage interest: −$7,556
• − Property taxes: −$795
• − Insurance: −$674
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,924
• Taxable income: $989
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,914/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 · 11 photos

Excellent 95/100 None rehab

This new mobile home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Landscaping — A well-maintained lawn and landscaping can enhance curb appeal and attract potential buyers or renters.
• Both Interior paint — Fresh paint can make the interior look more inviting and modern, appealing to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — A well-maintained lawn and landscaping can enhance curb appeal and attract potential buyers or renters. ↑
• Both Interior paint — Fresh paint can make the interior look more inviting and modern, appealing to both buyers and renters. ↑

ⓘ 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: Beauregard Parish
• NCES district ID: 2200180
• Math proficiency: 30% ▼ -40.00%
• Reading proficiency: 41% ▼ -35.00%
• Median HH income: $46,033
• Composite: 30.34/100
• National rank: #6265
• State rank: #32 of 98 in LA

Livability — Longville

• Score: 50/100
• State rank: #430
• US rank: #25727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,559
• Population (ZIP): 25,038

Population outlook (Beauregard County) Hauer SSP2

• Today (2025): 37,760 people
• By 2030: 38,140 · +1.0%
• By 2040: 38,518 · +2.0%
• By 2050: 38,164 · +1.1%
• By 2075: 36,437 · -3.5%
• By 2100: 32,493 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Beauregard

• 2024 margin: Solid R (+71.3) · D 13.8% · R 85.1% · Other 1.1%
• 2008→2024 swing: -16.9pp toward R · 2008: -54.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+67.5 2016: R+65.3 2012: R+58.2 2008: R+54.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.61%
• Current HPI: 130.4445
• 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

-3.6% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $134,900 GFPAR
• 2026-01-29 Listed $139,900 GFPAR

Property tax history

-3.1%/yr

Latest (2025): $795 · +2.0% YoY. Source: county tax records.