2113 Hwy 1183 Hwy · Simmesport, LA 71369

$145,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 156 Days on market

Built 2012 6.60 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 +11.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.1/10.0

Listing remarks

3 Bed | 2 Bath | Remodeled 2024 | 6 Acres Three-bedroom, two-bath mobile home situated on 6 acres along a quiet gravel road on Yellow Bayou. The home was completely remodeled in 2024 and offers a functional floor plan. Exterior features include covered parking, a large storage shed, and an additional carport attached to the side of the shed. The driveway is lined with crape myrtle trees. Property includes bayou frontage with a sitting dock, offering peace and tranquility. The acreage provides open space suitable for a variety of uses. Rural setting with privacy.

Key facts

• Remodeled
• Covered parking
• Additional carport

Tags

• REMODELED
• COVERED PARKING
• LARGE STORAGE SHED
• ADDITIONAL CARPORT
• BAYOU FRONTAGE
• SITTING DOCK

Property features AI

Exterior

• Home design: Manufactured home; Metal roof
• Construction: Other construction materials
• Exterior features: Bayou/river frontage; Workshop on the property; Acreage

Interior

• Kitchen: Dishwasher
• Bedrooms: Two bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Living room; Bedroom 1; Bedroom 2

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $-46 ($-556/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (27.9% below list).
• Recommended offer: $104k (27.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#379 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, amenities F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Avoyelles County population projected at -18% 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $123k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,490 (27.9% 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. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.72% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 11.6

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: 6.2%
• Equity multiple: 1.36×
• Total profit: $14,450
• Equity at exit: $65,198

10-year hold

• IRR: 9.1%
• Equity multiple: 2.37×
• Total profit: $55,514
• Equity at exit: $100,478

Cash invested: $40,600 (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 71369

• Active inventory: 10
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-46

Break-even live

Break-even rent $1,104

Max offer price $136,810

Occupancy floor 99%

Sensitivity live

Price	-10% $36	-5% $-5	+0% $-46	+5% $-87	+10% $-128
Rent	-10% $-129	-5% $-88	+0% $-46	+5% $-5	+10% $36
Rate	-1.0pp $27	-0.5pp $-9	base $-46	+0.5pp $-84	+1.0pp $-122

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $145,000 Active 156 DOM
2. 2026-06-18
   days on market $145,000 Active 155 DOM
3. 2026-06-17
   days on market $145,000 Active 154 DOM
4. 2026-06-17
   status $145,000 Active 153 DOM
5. 2026-04-29
   price $145,000
6. 2026-03-11
   price $163,000
7. 2025-12-23
   listed $165,000 Active
8. 2023-11-02
   soldstatus $123,000
9. 2023-07-19
   listed $124,900

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$185/yr (+$15/mo · 30.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $12,539
• − Mortgage interest: −$8,122
• − Property taxes: −$612
• − Insurance: −$725
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$4,218
• Taxable loss: −$3,145
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $198/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Simmesport

• Score: 54/100
• State rank: #379
• US rank: #23771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,255

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 19%
• Languages at home: 95% English-only · French/Haitian/Cajun 5%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+16.1% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $145,000 AcadianaMLS
• 2026-03-11 Price Changed $163,000 AcadianaMLS
• 2025-12-23 Listed $165,000 AcadianaMLS
• 2023-11-02 Sold (Public Records) $123,000 Public Records
• 2023-07-19 Listed $124,900 AcadianaMLS

Property tax history

+7.5%/yr

Latest (2025): $612 · +24.2% YoY. Source: county tax records.