332 Mission Dr · Simmesport, LA 71369

$49,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 42 Days on market

Built 2006 0.45 ac lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Affordable and full of potential, this well-kept 2006 single-wide mobile home offers 2 bedrooms and 2 full bathrooms in a convenient in-town location! Featuring a comfortable layout, this home includes a covered back porch perfect for relaxing and enjoying the nice shady yard, along with a small storage shed for tools, lawn equipment, or extra belongings. Located within city limits and close to local amenities, this property is an excellent opportunity for a first-time homebuyer, downsizer, or investor looking for a great rental property with plenty of value and charm. Call for your private showing!

Key facts

• In-town location
• Shady yard
• Covered back porch

Tags

• COVERED BACK PORCH
• SHADY YARD
• SMALL STORAGE SHED
• IN-TOWN LOCATION
• CLOSE TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Electric service: Entergy
• Home design: Manufactured home
• Construction: Composition and metal roofing
• Exterior features: Workshop on the property; Located near Ehrhardt St. (bounding street)

Interior

• Bedrooms: Includes at least 1 bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bedroom; Bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

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 $2k of equity ($339 loan paydown + $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

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 $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. 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.
5. 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.
6. 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: 1.75% ✓
• Cap rate: 15.65%
• Cash-on-cash: 33.41%
• DSCR: 2.49
• GRM: 4.7

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: 39.1%
• Equity multiple: 3.20×
• Total profit: $30,216
• Equity at exit: $22,033

10-year hold

• IRR: 39.1%
• Equity multiple: 6.35×
• Total profit: $73,465
• Equity at exit: $33,955

Cash invested: $13,720 (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: 4.7×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $382

Break-even live

Break-even rent $376

Max offer price $49,000

Occupancy floor 51%

Sensitivity live

Price	-10% $410	-5% $396	+0% $382	+5% $368	+10% $354
Rent	-10% $314	-5% $348	+0% $382	+5% $416	+10% $450
Rate	-1.0pp $407	-0.5pp $394	base $382	+0.5pp $369	+1.0pp $356

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $49,000 Active 42 DOM
2. 2026-06-18
   days on market $49,000 Active 41 DOM
3. 2026-06-17
   days on market $49,000 Active 40 DOM
4. 2026-06-16
   days on market $49,000 Active 39 DOM
5. 2026-06-15
   days on market $49,000 Active 38 DOM
6. 2026-06-14
   days on market $49,000 Active 36 DOM
7. 2026-06-13
   pricedays on market $49,000 Active 35 DOM
8. 2026-06-10
   days on market $55,000 Active 33 DOM
9. 2026-06-09
   days on market $55,000 Active 32 DOM
10. 2026-06-08
    days on market $55,000 Active 31 DOM
11. 2026-06-07
    days on market $55,000 Active 30 DOM
12. 2026-06-03
    days on market $55,000 Active 26 DOM
13. 2026-06-02
    days on market $55,000 Active 25 DOM
14. 2026-06-01
    days on market $55,000 Active 24 DOM
15. 2026-05-31
    days on market $55,000 Active 23 DOM
16. 2026-05-30
    days on market $55,000 Active 22 DOM
17. 2026-05-08
    listed $55,000 Active

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $270 · $22/mo
• Expected delta: +$32/yr (+$3/mo · 13.3%)

ⓘ 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 (shaded) · 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 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: $10,316
• − Mortgage interest: −$2,745
• − Property taxes: −$238
• − Insurance: −$245
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$1,425
• Taxable income: $4,012
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $3,620/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

• Census place: Simmesport, LA
• 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

1 event — show timeline

• 2026-05-08 Listed $55,000 AcadianaMLS

Property tax history

+12.4%/yr

Latest (2025): $238 · +0.0% YoY. Source: county tax records.