18883 Highway 157 · Plain Dealing, LA 71064

$175,000

4 bd · 2.0 ba · 2,112 sqft · Manufactured public records · 1 Days on market

Built 2007 3.80 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).

• Appreciation +8.3/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks

PLAIN DEALING HOME WITH SHOP AND ACREAGE FOR SALE!!!! This 4-bedroom, 2-bathroom, 2,432 square foot home is situated on a BEAUTIFUL 3.8 acres in the country. .. WITH a shop, too! Upon entering the home, you are greeted with a large, open floorplan perfect for gatherings or entertaining! The home hosts TWO living spaces, one with a wood-burning fireplace! The home is freshly painted, and vinyl flooring is in the living room area and primary bedroom! The kitchen showcases TONS of storage, and a LARGE island with an option for more seating! The primary bedroom is also spacious, and the ensuite bathroom is peaceful in itself, offering a HUGE soaking tub, separate shower, and dual sinks! Step on

Key facts

• Two living spaces
• Open floorplan
• Tons of storage

Tags

• OPEN FLOORPLAN
• TWO LIVING SPACES
• WOOD BURNING FIREPLACE
• TONS OF STORAGE
• LARGE ISLAND
• ENSUITE BATHROOM

Property features AI

Finance

• Other: Listing active and for sale; Possession at closing/funding
• Financial info: Treat as clear loan status; No second mortgage
• HOA & community: No association

Exterior

• Parking: Covered carport for 2 cars; Driveway
• Utilities: Private well water; Private sewer; Outside city limits utilities
• Home design: Manufactured home (residential); One story; Property attached
• Construction: Built in 2007 (preowned); Vinyl siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Covered deck; Covered front porch; Deck; Partial fencing; Easements: other; Located outside city limits on a 3.8-acre lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Refrigerator
• Bedrooms: 4 bedrooms; Primary bedroom on level 1 with dual sinks, garden tub, and separate shower
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Kitchen island; Open floorplan; Walk-in closet(s); Two living areas; One dining area; Fireplace (wood burning)
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (27.9% below list).
• Recommended offer: $126k (27.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#318 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Bossier Parish (urban): math 40% / reading 47% proficiency, ranked #17 of 98 in LA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (6.5% local appreciation)).
• Bossier County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $110k; list at $175k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 47% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,133 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.72% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.21%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.87×
• Total profit: $42,643
• Equity at exit: $116,033

10-year hold

• IRR: 13.1%
• Equity multiple: 3.75×
• Total profit: $134,779
• Equity at exit: $215,823

Cash invested: $49,000 (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 71064

• Home prices YoY: 5.2%
• Active inventory: 38
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-213

Break-even live

Break-even rent $1,531

Max offer price $144,189

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-152	+0% $-213	+5% $-273	+10% $-334
Rent	-10% $-313	-5% $-263	+0% $-213	+5% $-163	+10% $-113
Rate	-1.0pp $-125	-0.5pp $-168	base $-213	+0.5pp $-258	+1.0pp $-304

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-16
   status Pending 1038-char remark
2. 2026-05-14
   listed $175,000 Active 1038-char remark
3. 2014-10-08
   soldstatus $110,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% 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: $15,136
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$5,091
• Taxable loss: −$5,679
• Est. tax savings @ 24.0%: +$1,363
• After-tax cash flow: $-1,192/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: Bossier Parish
• NCES district ID: 2200270
• Math proficiency: 40% ▼ -32.00%
• Reading proficiency: 47% ▼ -28.00%
• Median HH income: $51,326
• Composite: 37.5/100
• National rank: #4402
• State rank: #17 of 98 in LA

Livability — Plain Dealing

• Score: 57/100
• State rank: #318
• US rank: #21655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,993
• Population (ZIP): 3,993

Population outlook (Bossier County) Hauer SSP2

• Today (2025): 143,247 people
• By 2030: 151,802 · +6.0%
• By 2040: 168,194 · +17.4%
• By 2050: 183,533 · +28.1%
• By 2075: 217,009 · +51.5%
• By 2100: 230,091 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (51%)
• Race & ethnicity: White 51% Black 43% Two or more races 4%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · German/W. Germanic 1% Korean 1%

Political lean MEDSL · Bossier

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.3%
• 2008→2024 swing: +0.3pp no change · 2008: -43.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.0 2016: R+45.8 2012: R+45.4 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.54%
• Current HPI: 132.1034
• 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

+59.1% since first listed

4 events — show timeline

• 2026-06-12 Sold (MLS) — NTREIS
• 2026-05-16 Pending — NTREIS
• 2026-05-14 Listed $175,000 NTREIS
• 2014-10-08 Sold (Public Records) $110,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $36 · +0.0% YoY. Source: county tax records.