1311 Johnson Cir · Montgomery, LA 71454

$118,500

4 bd · 2.0 ba · 1,976 sqft · Manufactured · 338 Days on market

Built 1999 0.60 ac lot $60/sqft · 8% above area Est $110k · 8% over

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• Appreciation +7.6/10.0
• 1% rule +6.0/10.0
• ARV discount +4.0/15.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home provides ample space at an affordable price all with a view of Nantachie Lake. The home features two living areas, with one featuring a wood burning fireplace. The home has 4 bedrooms and 2 baths with the primary suite featuring a private sitting room that could also be used as an office or nursery. There have been some cosmetic updates along with new floors throughout. The roof and air conditioner are less than 5 years old and the sewer is new. The home will not qualify for rural development or FHA however, there are low down payment financing options available. Due to the fact this home has been moved more than once it will not qualify for FHA or Rural Dev. It will qualify for VA. Ask the listing agent for details.

Key facts

• New floors
• Private sitting room
• Cosmetic updates

Tags

• VIEW OF NANTACHIE LAKE
• WOOD BURNING FIREPLACE
• PRIVATE SITTING ROOM
• COSMETIC UPDATES
• NEW FLOORS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#281 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Grant Parish (rural): math 27% / reading 34% proficiency, ranked #43 of 98 in LA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 5 units permitted in Grant Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($819 loan paydown + $6k appreciation (5.2% local appreciation)).
• Grant County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 338 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $118k implies a 374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 338 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. 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. 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: 1.10% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $110,000
• List price: $118,500
• Delta: 7.73%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Hickory Loop	0.35mi	3/2.0 (-1)	1,875 (-5%)	0mo	$110,000	$59	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.50×
• Total profit: $49,913
• Equity at exit: $68,987

10-year hold

• IRR: 22.8%
• Equity multiple: 4.98×
• Total profit: $131,938
• Equity at exit: $120,607

Cash invested: $33,180 (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 71454

• Home prices YoY: 6.1%
• Active inventory: 16
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$621
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $329

Break-even live

Break-even rent $893

Max offer price $118,500

Occupancy floor 70%

Sensitivity live

Price	-10% $396	-5% $362	+0% $329	+5% $295	+10% $261
Rent	-10% $225	-5% $277	+0% $329	+5% $380	+10% $432
Rate	-1.0pp $388	-0.5pp $359	base $329	+0.5pp $298	+1.0pp $267

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $118,500 Active 338 DOM
2. 2026-06-18
   days on market $118,500 Active 337 DOM
3. 2026-06-17
   days on market $118,500 Active 336 DOM
4. 2026-06-16
   days on market $118,500 Active 335 DOM
5. 2026-06-15
   days on market $118,500 Active 334 DOM
6. 2026-06-14
   days on market $118,500 Active 332 DOM
7. 2026-06-13
   days on market $118,500 Active 331 DOM
8. 2026-06-10
   days on market $118,500 Active 329 DOM
9. 2026-06-09
   days on market $118,500 Active 328 DOM
10. 2026-06-08
    days on market $118,500 Active 327 DOM
11. 2026-06-07
    days on market $118,500 Active 326 DOM
12. 2026-06-05
    days on market $118,500 Active 323 DOM
13. 2026-06-02
    days on market $118,500 Active 321 DOM
14. 2026-06-01
    days on market $118,500 Active 320 DOM
15. 2026-05-31
    days on market $118,500 Active 319 DOM
16. 2026-05-30
    days on market $118,500 Active 318 DOM
17. 2026-02-21
    price $118,500 736-char remark

    Show marketing remark (736 chars)

    This home provides ample space at an affordable price all with a view of Nantachie Lake. The home features two living areas, with one featuring a wood burning fireplace. The home has 4 bedrooms and 2 baths with the primary suite featuring a private sitting room that could also be used as an office or nursery. There have been some cosmetic updates along with new floors throughout. The roof and air conditioner are less than 5 years old and the sewer is new. The home will not qualify for rural development or FHA however, there are low down payment financing options available. Due to the fact this home has been moved more than once it will not qualify for FHA or Rural Dev. It will qualify for VA. Ask the listing agent for details.

18. 2025-11-24
    price $120,000 736-char remark

    Show marketing remark (736 chars)

    This home provides ample space at an affordable price all with a view of Nantachie Lake. The home features two living areas, with one featuring a wood burning fireplace. The home has 4 bedrooms and 2 baths with the primary suite featuring a private sitting room that could also be used as an office or nursery. There have been some cosmetic updates along with new floors throughout. The roof and air conditioner are less than 5 years old and the sewer is new. The home will not qualify for rural development or FHA however, there are low down payment financing options available. Due to the fact this home has been moved more than once it will not qualify for FHA or Rural Dev. It will qualify for VA. Ask the listing agent for details.

19. 2025-09-09
    price $129,900 736-char remark

    Show marketing remark (736 chars)

    This home provides ample space at an affordable price all with a view of Nantachie Lake. The home features two living areas, with one featuring a wood burning fireplace. The home has 4 bedrooms and 2 baths with the primary suite featuring a private sitting room that could also be used as an office or nursery. There have been some cosmetic updates along with new floors throughout. The roof and air conditioner are less than 5 years old and the sewer is new. The home will not qualify for rural development or FHA however, there are low down payment financing options available. Due to the fact this home has been moved more than once it will not qualify for FHA or Rural Dev. It will qualify for VA. Ask the listing agent for details.

20. 2025-08-28
    price $135,000 736-char remark

    Show marketing remark (736 chars)

    This home provides ample space at an affordable price all with a view of Nantachie Lake. The home features two living areas, with one featuring a wood burning fireplace. The home has 4 bedrooms and 2 baths with the primary suite featuring a private sitting room that could also be used as an office or nursery. There have been some cosmetic updates along with new floors throughout. The roof and air conditioner are less than 5 years old and the sewer is new. The home will not qualify for rural development or FHA however, there are low down payment financing options available. Due to the fact this home has been moved more than once it will not qualify for FHA or Rural Dev. It will qualify for VA. Ask the listing agent for details.

21. 2025-07-07
    listed $139,500 Active 736-char remark

    Show marketing remark (736 chars)

    This home provides ample space at an affordable price all with a view of Nantachie Lake. The home features two living areas, with one featuring a wood burning fireplace. The home has 4 bedrooms and 2 baths with the primary suite featuring a private sitting room that could also be used as an office or nursery. There have been some cosmetic updates along with new floors throughout. The roof and air conditioner are less than 5 years old and the sewer is new. The home will not qualify for rural development or FHA however, there are low down payment financing options available. Due to the fact this home has been moved more than once it will not qualify for FHA or Rural Dev. It will qualify for VA. Ask the listing agent for details.

22. 2024-05-29
    soldstatus $25,000

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $652 · $54/mo
• Expected delta: +$239/yr (+$20/mo · 57.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,703
• − Mortgage interest: −$6,638
• − Property taxes: −$413
• − Insurance: −$592
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,447
• Taxable income: $2,100
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $3,439/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: Grant Parish
• NCES district ID: 2200690
• Math proficiency: 27% ▼ -41.00%
• Reading proficiency: 34% ▼ -40.00%
• Median HH income: $39,458
• Composite: 25.59/100
• National rank: #7420
• State rank: #43 of 98 in LA

Livability — Montgomery

• Score: 59/100
• State rank: #281
• US rank: #20395

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

• Population (ZIP): 2,922

Population outlook (Grant County) Hauer SSP2

• Today (2025): 22,478 people
• By 2030: 22,656 · +0.8%
• By 2040: 22,488 · +0.0%
• By 2050: 21,631 · -3.8%
• By 2075: 18,569 · -17.4%
• By 2100: 14,621 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 9% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+76.8) · D 11.0% · R 87.9% · Other 1.1%
• 2008→2024 swing: -13.4pp toward R · 2008: -63.5pp · 2024: -76.8pp
• All cycles: 2024: R+76.8 2020: R+74.1 2016: R+70.6 2012: R+65.3 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.25%
• Current HPI: 90.9705
• 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

+374.0% since first listed

6 events — show timeline

• 2026-02-21 Price Changed $118,500 AcadianaMLS
• 2025-11-24 Price Changed $120,000 AcadianaMLS
• 2025-09-09 Price Changed $129,900 AcadianaMLS
• 2025-08-28 Price Changed $135,000 AcadianaMLS
• 2025-07-07 Listed $139,500 AcadianaMLS
• 2024-05-29 Sold (Public Records) $25,000 Public Records

Property tax history

-9.1%/yr

Latest (2025): $413 · +35.7% YoY. Source: county tax records.