7218 Gilead Rd · Clinton, LA 70722

$150,000

5 bd · 2.0 ba · 2,300 sqft · Manufactured · 8 Days on market

Built 2016 4.90 ac lot

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Featuring a generous floor plan with plenty of living space, this home offers endless potential for first-time buyers, families, or anyone looking to enjoy peaceful country living. Relax and entertain on the covered front and rear porches, perfect for enjoying the outdoors year-round. A large carport provides convenient covered parking and additional storage space. Step outside and enjoy the above-ground swimming pool, complete with a new pump, making it ready for summer fun and family gatherings. The acreage offers plenty of room for gardening, recreation, animals, or future improvements. If you've been dreaming of affordable acreage, outdoor space, and country charm, this property is a must-see!

Key facts

• Acreage
• New pump
• Large carport

Tags

• COVERED FRONT AND REAR PORCHES
• LARGE CARPORT
• ABOVE-GROUND SWIMMING POOL
• NEW PUMP
• ACREAGE

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-car carport; Concrete parking surface
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer
• Home design: Manufactured home; Residential property; Suitable for agricultural or residential use
• Construction: Vinyl siding with frame construction; Pillar/post/pier foundation; Composition roof; Built as a manufactured home
• Exterior features: Porch; Wooded lot

Interior

• Kitchen: Range; Oven; Range hood; Dishwasher
• Flooring: Tile; Vinyl; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Wood stove heating; Central air conditioning
• Interior features: Wood-burning stove fireplace; Smoke detector(s); Porch
• Laundry & utility: Washer hookup (inside); Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (3.9% below list).
• Recommended offer: $144k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#56 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• East Feliciana Parish (rural): math 19% / reading 28% proficiency, ranked #62 of 98 in LA (top 63%) — 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: 93 active listings in the ZIP; 42 units permitted in East Feliciana Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• East Feliciana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,114 (3.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 8.7

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-8,528
• Equity at exit: $22,365

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $12,702
• Equity at exit: $12,969

Cash invested: $42,000 (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 70722

• Home prices YoY: -19.4%
• Active inventory: 93
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $249

Break-even live

Break-even rent $1,126

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $150,000 Active 8 DOM
2. 2026-06-17
   days on market $150,000 Active 7 DOM
3. 2026-06-16
   days on market $150,000 Active 6 DOM
4. 2026-06-15
   days on market $150,000 Active 5 DOM
5. 2026-06-14
   remarks 693-char remark
6. 2026-06-14
   listed $150,000 Active 3 DOM

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$338/yr (+$28/mo · 69.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $17,294
• − Mortgage interest: −$8,402
• − Property taxes: −$487
• − Insurance: −$750
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,364
• Taxable income: $524
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $2,860/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: East Feliciana Parish
• NCES district ID: 2200600
• Math proficiency: 19% ▼ -36.00%
• Reading proficiency: 28% ▼ -37.00%
• Median HH income: $43,478
• Composite: 20.16/100
• National rank: #8636
• State rank: #62 of 98 in LA

Livability — Clinton

• Score: 70/100
• State rank: #56
• US rank: #7662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,596

Population outlook (East Feliciana County) Hauer SSP2

• Today (2025): 18,858 people
• By 2030: 18,225 · -3.4%
• By 2040: 16,760 · -11.1%
• By 2050: 15,456 · -18.0%
• By 2075: 13,112 · -30.5%
• By 2100: 11,117 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 31% Two or more races 2%
• Common ancestry: Lithuanian 6% Serbian 2% Iranian 1%
• Foreign-born: 1% · South Korea

Political lean MEDSL · East Feliciana

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -11.7pp toward R · 2008: -10.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+17.0 2016: R+13.3 2012: R+7.3 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.31%
• Current HPI: 168.0397
• 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

+50.8% since first listed

4 events — show timeline

• 2026-06-10 Listed $150,000 GBRMLS
• 2026-06-10 Listed $150,000 AcadianaMLS
• 2008-01-22 Listed $135,500 AcadianaMLS
• 2006-04-06 Listed $99,500 AcadianaMLS

Property tax history

-0.0%/yr

Latest (2025): $487 · +0.0% YoY. Source: county tax records.