313 N Frazier St · DeQuincy, LA 70633

$59,400

3 bd · 2.0 ba · 1,186 sqft · Manufactured · 559 Days on market

Built 2002 6,970 sqft lot ↓ 30% 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
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING IS AVAILABLE! This 3-bedroom, 2-bathroom home offers a perfect blend of peaceful, rural living with easy access to urban conveniences. This home is in Flood Zone X, which means flood insurance is typically not needed.

Key facts

• Rural living
• Urban conveniences
• 6,970 sq ft lot

Tags

• RURAL LIVING
• URBAN CONVENIENCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 5.6% in DeQuincy — 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 71/100 on livability (#51 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 108 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 559 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 559 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: 1.78% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.90%
• DSCR: 2.46
• 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: 28.0%
• Equity multiple: 2.17×
• Total profit: $19,414
• Equity at exit: $8,857

10-year hold

• IRR: 35.5%
• Equity multiple: 4.26×
• Total profit: $54,290
• Equity at exit: $5,136

Cash invested: $16,632 (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 70633

• Active inventory: 108
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$312
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $456

Break-even live

Break-even rent $480

Max offer price $59,400

Occupancy floor 52%

Sensitivity live

Price	-10% $490	-5% $473	+0% $456	+5% $439	+10% $422
Rent	-10% $372	-5% $414	+0% $456	+5% $498	+10% $540
Rate	-1.0pp $486	-0.5pp $471	base $456	+0.5pp $441	+1.0pp $425

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: $14,850
• Closing costs: $1,782
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-01
   days on marketlisting id $59,400 Active 559 DOM
2. 2026-05-31
   days on market $59,400 Active 178 DOM
3. 2026-05-30
   days on market $59,400 Active 177 DOM
4. 2025-12-04
   status Active 233-char remark

   Show marketing remark (233 chars)

   OWNER FINANCING IS AVAILABLE! This 3-bedroom, 2-bathroom home offers a perfect blend of peaceful, rural living with easy access to urban conveniences. This home is in Flood Zone X, which means flood insurance is typically not needed.

5. 2025-12-04
   price $59,400 233-char remark

   Show marketing remark (233 chars)

   OWNER FINANCING IS AVAILABLE! This 3-bedroom, 2-bathroom home offers a perfect blend of peaceful, rural living with easy access to urban conveniences. This home is in Flood Zone X, which means flood insurance is typically not needed.

6. 2025-12-04
   listed $59,400 Active 233-char remark

   Show marketing remark (233 chars)

   OWNER FINANCING IS AVAILABLE! This 3-bedroom, 2-bathroom home offers a perfect blend of peaceful, rural living with easy access to urban conveniences. This home is in Flood Zone X, which means flood insurance is typically not needed.

7. 2025-06-03
   status Active 233-char remark

   Show marketing remark (233 chars)

   OWNER FINANCING IS AVAILABLE! This 3-bedroom, 2-bathroom home offers a perfect blend of peaceful, rural living with easy access to urban conveniences. This home is in Flood Zone X, which means flood insurance is typically not needed.

8. 2025-06-01
   historical 233-char remark

   Show marketing remark (233 chars)

   OWNER FINANCING IS AVAILABLE! This 3-bedroom, 2-bathroom home offers a perfect blend of peaceful, rural living with easy access to urban conveniences. This home is in Flood Zone X, which means flood insurance is typically not needed.

9. 2025-05-08
   price $59,900 233-char remark

   Show marketing remark (233 chars)

   OWNER FINANCING IS AVAILABLE! This 3-bedroom, 2-bathroom home offers a perfect blend of peaceful, rural living with easy access to urban conveniences. This home is in Flood Zone X, which means flood insurance is typically not needed.

10. 2024-11-13
    listed $85,000 Active 233-char remark

    Show marketing remark (233 chars)

    OWNER FINANCING IS AVAILABLE! This 3-bedroom, 2-bathroom home offers a perfect blend of peaceful, rural living with easy access to urban conveniences. This home is in Flood Zone X, which means flood insurance is typically not needed.

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $515 · $43/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,686
• − Mortgage interest: −$3,327
• − Property taxes: −$515
• − Insurance: −$297
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$1,728
• Taxable income: $4,789
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $4,323/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: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — DeQuincy

• Score: 71/100
• State rank: #51
• US rank: #7288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeQuincy, LA
• Population (ZIP): 8,178

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Italian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.41%
• Current HPI: 90.4407
• 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

-30.1% since first listed

7 events — show timeline

• 2025-12-04 Relisted — GFPAR
• 2025-12-04 Price Changed $59,400 GFPAR
• 2025-12-04 Listed $59,400 SWLAR
• 2025-06-03 Relisted — GFPAR
• 2025-06-01 Delisted — GFPAR
• 2025-05-08 Price Changed $59,900 GFPAR
• 2024-11-13 Listed $85,000 GFPAR

Property tax history

+13.9%/yr

Latest (2025): $515 · +1.5% YoY. Source: county tax records.