5947 Quitman Hwy · North Hodge, LA 71268

$142,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 94 Days on market

Built 2019 1.00 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 +17.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

This well-maintained 3-bedroom, 2-bathroom mobile home features covered front and back porches and a fenced-in backyard. The living area is spacious and perfect for family comfort. The modern kitchen includes a large butcher block island and stylish cabinetry. The master bedroom features a private en-suite bathroom for added convenience. Don't miss the opportunity to make this mobile home yours. Owners hunt on their back property "DO NOT LOCK THE DOOR THERE IS NO KEY" All measurements are to be verified by the buyer and the buyer's agent.

Key facts

• Stylish cabinetry
• Fenced-in backyard
• 1 acre lot

Tags

• FRONT AND BACK COVERED PORCHES
• FENCED-IN BACKYARD
• LARGE BUTCHER BLOCK ISLAND
• STYLISH CABINETRY
• PRIVATE EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $121k (14.9% below list).
• Recommended offer: $121k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#362 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• Jackson Parish (rural): math 25% / reading 31% proficiency, ranked #50 of 98 in LA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• In year one you build about $15k of equity ($982 loan paydown + $14k appreciation (10.0% local appreciation)).
• Jackson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; 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, 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 $120,788 (14.9% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 15% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.85% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $83,661
• Equity at exit: $127,925

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $241,229
• Equity at exit: $275,875

Cash invested: $39,760 (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 71268

• Home prices YoY: 6.2%
• Active inventory: 14
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $100

Break-even live

Break-even rent $1,081

Max offer price $142,000

Occupancy floor 87%

Sensitivity live

Price	-10% $181	-5% $140	+0% $100	+5% $60	+10% $20
Rent	-10% $5	-5% $53	+0% $100	+5% $148	+10% $196
Rate	-1.0pp $172	-0.5pp $136	base $100	+0.5pp $63	+1.0pp $26

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $142,000 Active 94 DOM
2. 2026-06-18
   days on market $142,000 Active 93 DOM
3. 2026-06-17
   days on market $142,000 Active 92 DOM
4. 2026-06-16
   days on market $142,000 Active 91 DOM
5. 2026-06-15
   days on market $142,000 Active 90 DOM
6. 2026-06-14
   days on market $142,000 Active 88 DOM
7. 2026-06-12
   days on market $142,000 Active 87 DOM
8. 2026-06-09
   days on market $142,000 Active 84 DOM
9. 2026-06-08
   days on market $142,000 Active 83 DOM
10. 2026-06-07
    days on market $142,000 Active 82 DOM
11. 2026-06-05
    days on market $142,000 Active 79 DOM
12. 2026-06-03
    days on market $142,000 Active 78 DOM
13. 2026-06-02
    pricedays on market $142,000 Active 77 DOM
14. 2026-06-01
    days on market $144,000 Active 76 DOM
15. 2026-05-31
    days on market $144,000 Active 75 DOM
16. 2026-05-30
    days on market $144,000 Active 74 DOM
17. 2026-05-08
    price $144,000 556-char remark

    Show marketing remark (556 chars)

    This well-maintained 3-bedroom, 2-bathroom mobile home features covered front and back porches and a fenced-in backyard. The living area is spacious and perfect for family comfort. The modern kitchen includes a large butcher block island and stylish cabinetry. The master bedroom features a private en-suite bathroom for added convenience. Don't miss the opportunity to make this mobile home yours. Owners hunt on their back property "DO NOT LOCK THE DOOR THERE IS NO KEY" All measurements are to be verified by the buyer and the buyer's agent.

18. 2026-04-15
    price $146,000 556-char remark

    Show marketing remark (556 chars)

    This well-maintained 3-bedroom, 2-bathroom mobile home features covered front and back porches and a fenced-in backyard. The living area is spacious and perfect for family comfort. The modern kitchen includes a large butcher block island and stylish cabinetry. The master bedroom features a private en-suite bathroom for added convenience. Don't miss the opportunity to make this mobile home yours. Owners hunt on their back property "DO NOT LOCK THE DOOR THERE IS NO KEY" All measurements are to be verified by the buyer and the buyer's agent.

19. 2026-03-28
    price $148,000 556-char remark

    Show marketing remark (556 chars)

    This well-maintained 3-bedroom, 2-bathroom mobile home features covered front and back porches and a fenced-in backyard. The living area is spacious and perfect for family comfort. The modern kitchen includes a large butcher block island and stylish cabinetry. The master bedroom features a private en-suite bathroom for added convenience. Don't miss the opportunity to make this mobile home yours. Owners hunt on their back property "DO NOT LOCK THE DOOR THERE IS NO KEY" All measurements are to be verified by the buyer and the buyer's agent.

20. 2026-03-20
    price $150,000 556-char remark

    Show marketing remark (556 chars)

    This well-maintained 3-bedroom, 2-bathroom mobile home features covered front and back porches and a fenced-in backyard. The living area is spacious and perfect for family comfort. The modern kitchen includes a large butcher block island and stylish cabinetry. The master bedroom features a private en-suite bathroom for added convenience. Don't miss the opportunity to make this mobile home yours. Owners hunt on their back property "DO NOT LOCK THE DOOR THERE IS NO KEY" All measurements are to be verified by the buyer and the buyer's agent.

21. 2026-03-17
    price $155,900 556-char remark

    Show marketing remark (556 chars)

    This well-maintained 3-bedroom, 2-bathroom mobile home features covered front and back porches and a fenced-in backyard. The living area is spacious and perfect for family comfort. The modern kitchen includes a large butcher block island and stylish cabinetry. The master bedroom features a private en-suite bathroom for added convenience. Don't miss the opportunity to make this mobile home yours. Owners hunt on their back property "DO NOT LOCK THE DOOR THERE IS NO KEY" All measurements are to be verified by the buyer and the buyer's agent.

22. 2026-03-17
    listed $150,900 Active 556-char remark

    Show marketing remark (556 chars)

    This well-maintained 3-bedroom, 2-bathroom mobile home features covered front and back porches and a fenced-in backyard. The living area is spacious and perfect for family comfort. The modern kitchen includes a large butcher block island and stylish cabinetry. The master bedroom features a private en-suite bathroom for added convenience. Don't miss the opportunity to make this mobile home yours. Owners hunt on their back property "DO NOT LOCK THE DOOR THERE IS NO KEY" All measurements are to be verified by the buyer and the buyer's agent.

23. 2024-04-26
    soldstatus $138,000
24. 2024-04-25
    soldstatus Closed 657-char remark

    Show marketing remark (657 chars)

    Welcome to your dream home! This impeccably maintained 3-bedroom, 2-bathroom mobile home is a true gem. From the moment you step inside, you'll be captivated by the pristine condition and thoughtful design. The living area is spacious and perfect for entertaining. The modern kitchen is a chef's delight, boasting modern appliances, ample counter space, and stylish cabinetry. The three bedrooms offer comfort and tranquility, with the master suite featuring a private en-suite bathroom for added convenience. Don't miss the opportunity to make this immaculate mobile home yours. Schedule a showing today and discover the perfect blend of comfort and style!

25. 2024-03-20
    status Pending 657-char remark

    Show marketing remark (657 chars)

    Welcome to your dream home! This impeccably maintained 3-bedroom, 2-bathroom mobile home is a true gem. From the moment you step inside, you'll be captivated by the pristine condition and thoughtful design. The living area is spacious and perfect for entertaining. The modern kitchen is a chef's delight, boasting modern appliances, ample counter space, and stylish cabinetry. The three bedrooms offer comfort and tranquility, with the master suite featuring a private en-suite bathroom for added convenience. Don't miss the opportunity to make this immaculate mobile home yours. Schedule a showing today and discover the perfect blend of comfort and style!

26. 2024-03-15
    price $135,000 657-char remark

    Show marketing remark (657 chars)

    Welcome to your dream home! This impeccably maintained 3-bedroom, 2-bathroom mobile home is a true gem. From the moment you step inside, you'll be captivated by the pristine condition and thoughtful design. The living area is spacious and perfect for entertaining. The modern kitchen is a chef's delight, boasting modern appliances, ample counter space, and stylish cabinetry. The three bedrooms offer comfort and tranquility, with the master suite featuring a private en-suite bathroom for added convenience. Don't miss the opportunity to make this immaculate mobile home yours. Schedule a showing today and discover the perfect blend of comfort and style!

27. 2024-03-14
    status Active 657-char remark

    Show marketing remark (657 chars)

    Welcome to your dream home! This impeccably maintained 3-bedroom, 2-bathroom mobile home is a true gem. From the moment you step inside, you'll be captivated by the pristine condition and thoughtful design. The living area is spacious and perfect for entertaining. The modern kitchen is a chef's delight, boasting modern appliances, ample counter space, and stylish cabinetry. The three bedrooms offer comfort and tranquility, with the master suite featuring a private en-suite bathroom for added convenience. Don't miss the opportunity to make this immaculate mobile home yours. Schedule a showing today and discover the perfect blend of comfort and style!

28. 2024-03-10
    status Pending 657-char remark

    Show marketing remark (657 chars)

    Welcome to your dream home! This impeccably maintained 3-bedroom, 2-bathroom mobile home is a true gem. From the moment you step inside, you'll be captivated by the pristine condition and thoughtful design. The living area is spacious and perfect for entertaining. The modern kitchen is a chef's delight, boasting modern appliances, ample counter space, and stylish cabinetry. The three bedrooms offer comfort and tranquility, with the master suite featuring a private en-suite bathroom for added convenience. Don't miss the opportunity to make this immaculate mobile home yours. Schedule a showing today and discover the perfect blend of comfort and style!

29. 2024-02-08
    price $137,000 657-char remark

    Show marketing remark (657 chars)

    Welcome to your dream home! This impeccably maintained 3-bedroom, 2-bathroom mobile home is a true gem. From the moment you step inside, you'll be captivated by the pristine condition and thoughtful design. The living area is spacious and perfect for entertaining. The modern kitchen is a chef's delight, boasting modern appliances, ample counter space, and stylish cabinetry. The three bedrooms offer comfort and tranquility, with the master suite featuring a private en-suite bathroom for added convenience. Don't miss the opportunity to make this immaculate mobile home yours. Schedule a showing today and discover the perfect blend of comfort and style!

30. 2024-01-30
    listed $140,000 Active 657-char remark

    Show marketing remark (657 chars)

    Welcome to your dream home! This impeccably maintained 3-bedroom, 2-bathroom mobile home is a true gem. From the moment you step inside, you'll be captivated by the pristine condition and thoughtful design. The living area is spacious and perfect for entertaining. The modern kitchen is a chef's delight, boasting modern appliances, ample counter space, and stylish cabinetry. The three bedrooms offer comfort and tranquility, with the master suite featuring a private en-suite bathroom for added convenience. Don't miss the opportunity to make this immaculate mobile home yours. Schedule a showing today and discover the perfect blend of comfort and style!

31. 2021-07-16
    soldstatus $85,000

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $781 · $65/mo
• Expected delta: +$179/yr (+$15/mo · 29.8%)

ⓘ 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 7/10 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: $14,495
• − Mortgage interest: −$7,954
• − Property taxes: −$602
• − Insurance: −$710
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$4,131
• Taxable loss: −$1,222
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $1,496/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: Jackson Parish
• NCES district ID: 2200780
• Math proficiency: 25% ▼ -26.00%
• Reading proficiency: 31% ▼ -30.00%
• Median HH income: $37,823
• Composite: 23.36/100
• National rank: #7909
• State rank: #50 of 98 in LA

Livability — North Hodge

• Score: 55/100
• State rank: #362
• US rank: #23293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,262

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 15,022 people
• By 2030: 14,489 · -3.5%
• By 2040: 13,361 · -11.1%
• By 2050: 12,269 · -18.3%
• By 2075: 9,848 · -34.4%
• By 2100: 7,510 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Two or more races 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.1%
• 2008→2024 swing: -12.2pp toward R · 2008: -35.3pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+42.6 2016: R+40.6 2012: R+37.5 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.18%
• Current HPI: 224.52
• 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

+69.4% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $144,000 NELABOR
• 2026-04-15 Price Changed $146,000 NELABOR
• 2026-03-28 Price Changed $148,000 NELABOR
• 2026-03-20 Price Changed $150,000 NELABOR
• 2026-03-17 Price Changed $155,900 NELABOR
• 2026-03-17 Listed $150,900 NELABOR
• 2024-04-26 Sold (Public Records) $138,000 Public Records
• 2024-04-25 Sold (MLS) — NELABOR
• 2024-03-20 Pending — NELABOR
• 2024-03-15 Price Changed $135,000 NELABOR
• 2024-03-14 Relisted — NELABOR
• 2024-03-10 Pending — NELABOR
• 2024-02-08 Price Changed $137,000 NELABOR
• 2024-01-30 Listed $140,000 NELABOR
• 2021-07-16 Sold (Public Records) $85,000 Public Records

Property tax history

+17.2%/yr

Latest (2025): $602 · -0.4% YoY. Source: county tax records.