3152 156 Hwy · Goldonna, LA 71070

$54,900

4 bd · 2.0 ba · 2,432 sqft · Manufactured · 146 Days on market

Built 2000 0.96 ac lot ↓ 35% since listing

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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 +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 4BR-2BA manufactured home on approximately 1 acre in Saline, LA. Large 2,432 SF layout with central heat & air and plenty of room to spread out. Property offers convenient highway access and a peaceful rural setting with space for parking, storage, and outdoor living. Home needs a bit of TLC and cosmetic updates—priced accordingly—making this a great opportunity to add value and make it your own. Schedule your showing today.

Key facts

• Highway access
• Rural setting
• Outdoor living

Tags

• HIGHWAY ACCESS
• RURAL SETTING
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#375 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime F.
• Natchitoches Parish (town): math 29% / reading 36% proficiency, ranked #41 of 98 in LA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; 95 units permitted in Natchitoches Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Natchitoches County population projected at -12% 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 D-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. 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: 3.26% ✓
• Cap rate: 29.41%
• Cash-on-cash: 82.56%
• DSCR: 4.67
• GRM: 2.6

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: 87.0%
• Equity multiple: 5.81×
• Total profit: $73,987
• Equity at exit: $24,685

10-year hold

• IRR: 86.5%
• Equity multiple: 11.99×
• Total profit: $169,007
• Equity at exit: $38,043

Cash invested: $15,372 (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 71070

• Active inventory: 9
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $1,058

Break-even live

Break-even rent $449

Max offer price $54,900

Occupancy floor 36%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $54,900 Active 146 DOM
2. 2026-06-18
   days on market $54,900 Active 145 DOM
3. 2026-06-17
   days on market $54,900 Active 144 DOM
4. 2026-06-16
   days on market $54,900 Active 143 DOM
5. 2026-06-15
   days on market $54,900 Active 142 DOM
6. 2026-06-14
   days on market $54,900 Active 140 DOM
7. 2026-06-12
   days on market $54,900 Active 139 DOM
8. 2026-06-09
   days on market $54,900 Active 136 DOM
9. 2026-06-08
   days on market $54,900 Active 135 DOM
10. 2026-06-07
    days on market $54,900 Active 134 DOM
11. 2026-06-07
    days on market $54,900 Active 133 DOM
12. 2026-06-04
    days on market $54,900 Active 130 DOM
13. 2026-06-02
    days on market $54,900 Active 129 DOM
14. 2026-06-01
    days on market $54,900 Active 128 DOM
15. 2026-05-31
    days on market $54,900 Active 127 DOM
16. 2026-05-31
    days on market $54,900 Active 126 DOM
17. 2026-03-16
    price $54,900 453-char remark

    Show marketing remark (453 chars)

    Spacious 4BR-2BA manufactured home on approximately 1 acre in Saline, LA. Large 2,432 SF layout with central heat & air and plenty of room to spread out. Property offers convenient highway access and a peaceful rural setting with space for parking, storage, and outdoor living. Home needs a bit of TLC and cosmetic updates—priced accordingly—making this a great opportunity to add value and make it your own. Schedule your showing today.

18. 2026-02-27
    price $59,000 453-char remark

    Show marketing remark (453 chars)

    Spacious 4BR-2BA manufactured home on approximately 1 acre in Saline, LA. Large 2,432 SF layout with central heat & air and plenty of room to spread out. Property offers convenient highway access and a peaceful rural setting with space for parking, storage, and outdoor living. Home needs a bit of TLC and cosmetic updates—priced accordingly—making this a great opportunity to add value and make it your own. Schedule your showing today.

19. 2026-02-17
    price $70,000 453-char remark

    Show marketing remark (453 chars)

    Spacious 4BR-2BA manufactured home on approximately 1 acre in Saline, LA. Large 2,432 SF layout with central heat & air and plenty of room to spread out. Property offers convenient highway access and a peaceful rural setting with space for parking, storage, and outdoor living. Home needs a bit of TLC and cosmetic updates—priced accordingly—making this a great opportunity to add value and make it your own. Schedule your showing today.

20. 2026-02-06
    price $79,999 453-char remark

    Show marketing remark (453 chars)

    Spacious 4BR-2BA manufactured home on approximately 1 acre in Saline, LA. Large 2,432 SF layout with central heat & air and plenty of room to spread out. Property offers convenient highway access and a peaceful rural setting with space for parking, storage, and outdoor living. Home needs a bit of TLC and cosmetic updates—priced accordingly—making this a great opportunity to add value and make it your own. Schedule your showing today.

21. 2026-01-24
    listed $84,999 Active 453-char remark

    Show marketing remark (453 chars)

    Spacious 4BR-2BA manufactured home on approximately 1 acre in Saline, LA. Large 2,432 SF layout with central heat & air and plenty of room to spread out. Property offers convenient highway access and a peaceful rural setting with space for parking, storage, and outdoor living. Home needs a bit of TLC and cosmetic updates—priced accordingly—making this a great opportunity to add value and make it your own. Schedule your showing today.

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $523 · $44/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,448
• − Mortgage interest: −$3,075
• − Property taxes: −$523
• − Insurance: −$274
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$1,597
• Taxable income: $12,547
• Est. tax owed @ 24.0%: −$3,011
• After-tax cash flow: $9,681/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: Natchitoches Parish
• NCES district ID: 2201140
• Math proficiency: 29% ▼ -27.00%
• Reading proficiency: 36% ▼ -27.00%
• Median HH income: $30,204
• Composite: 26.36/100
• National rank: #7235
• State rank: #41 of 98 in LA

Livability — Goldonna

• Score: 55/100
• State rank: #375
• US rank: #23681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 736
• Population (ZIP): 1,382

Population outlook (Natchitoches County) Hauer SSP2

• Today (2025): 38,130 people
• By 2030: 37,412 · -1.9%
• By 2040: 35,550 · -6.8%
• By 2050: 33,580 · -11.9%
• By 2075: 29,268 · -23.2%
• By 2100: 23,909 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 34% Two or more races 2% Native American 1%
• Common ancestry: Lithuanian 1% Romanian 1% European 1%

Political lean MEDSL · Natchitoches

• 2024 margin: Strong R (+22.4) · D 38.2% · R 60.5% · Other 1.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -7.3pp · 2024: -22.4pp
• All cycles: 2024: R+22.4 2020: R+14.9 2016: R+11.0 2012: R+6.6 2008: R+7.3

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

-35.4% since first listed

5 events — show timeline

• 2026-03-16 Price Changed $54,900 NTREIS
• 2026-02-27 Price Changed $59,000 NTREIS
• 2026-02-17 Price Changed $70,000 NTREIS
• 2026-02-06 Price Changed $79,999 NTREIS
• 2026-01-24 Listed $84,999 NTREIS