1708 Oak Manor Dr · Bunkie, LA 71322

$140,900

2 bd · 1.5 ba · 1,200 sqft · SingleFamily · 131 Days on market

Built 1980 0.26 ac lot ↓ 6% since listing

---

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 +6.0/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.1/10.0

Key facts

• 0.26 acre lot
• Parking
• Built 1980

Property features AI

Exterior

• Parking: Carport
• Home design: Single family residence
• Construction: Brick construction; Composition roof
• Exterior features: Covered patio/porch; No fencing

Interior

• Kitchen: Kitchen (features listed)
• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bathroom 1; Bathroom 2; Bathroom 3; Bathroom 4; Bedroom 1; Bedroom 2
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $-43 ($-518/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (27.3% below list).
• Recommended offer: $102k (27.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#267 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools C-, health & safety C-, 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: 23 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 $4k of equity ($974 loan paydown + $3k appreciation (1.9% 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 (1.9% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $102,483 (27.3% 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 131 days. Have you received any prior offers? Is the seller open to a 27% 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. 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: 0.73% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.16×
• Total profit: $6,400
• Equity at exit: $55,094

10-year hold

• IRR: 6.9%
• Equity multiple: 1.93×
• Total profit: $36,671
• Equity at exit: $78,969

Cash invested: $39,452 (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 71322

• Home prices YoY: 2.4%
• Active inventory: 23
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$739
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-43

Break-even live

Break-even rent $1,080

Max offer price $133,272

Occupancy floor 99%

Sensitivity live

Price	-10% $37	-5% $-3	+0% $-43	+5% $-83	+10% $-123
Rent	-10% $-124	-5% $-84	+0% $-43	+5% $-3	+10% $38
Rate	-1.0pp $28	-0.5pp $-7	base $-43	+0.5pp $-80	+1.0pp $-117

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: $35,225
• Closing costs: $4,227
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-10
   days on market $140,900 Active 131 DOM
2. 2026-06-09
   days on market $140,900 Active 130 DOM
3. 2026-06-08
   days on market $140,900 Active 129 DOM
4. 2026-06-07
   days on market $140,900 Active 128 DOM
5. 2026-06-03
   days on market $140,900 Active 124 DOM
6. 2026-06-02
   days on market $140,900 Active 123 DOM
7. 2026-06-01
   days on market $140,900 Active 122 DOM
8. 2026-05-31
   days on market $140,900 Active 121 DOM
9. 2026-05-30
   days on market $140,900 Active 120 DOM
10. 2026-05-21
    price $140,900
11. 2026-04-27
    status Active
12. 2026-04-27
    price $149,898
13. 2026-04-17
    status Pending
14. 2026-02-24
    price $149,899
15. 2026-01-20
    listed $149,900 Active
16. 2004-02-03
    soldstatus

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$113/yr (+$9/mo · 17.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $12,298
• − Mortgage interest: −$7,893
• − Property taxes: −$662
• − Insurance: −$704
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$4,099
• Taxable loss: −$3,028
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $209/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 — Bunkie

• Score: 59/100
• State rank: #267
• US rank: #19665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bunkie, LA
• Population (ZIP): 5,257

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 51% White 43% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 2%

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: ▲ 1.94%
• Current HPI: 82.0658
• 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

-6.0% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $140,900 AcadianaMLS
• 2026-04-27 Relisted — AcadianaMLS
• 2026-04-27 Price Changed $149,898 AcadianaMLS
• 2026-04-17 Pending — AcadianaMLS
• 2026-02-24 Price Changed $149,899 AcadianaMLS
• 2026-01-20 Listed $149,900 AcadianaMLS
• 2004-02-03 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $662 · +0.0% YoY. Source: county tax records.