3745 Highway 107 Hwy · Pineville, LA 71360

$120,000

3 bd · 2.0 ba · 1,425 sqft · Manufactured · 64 Days on market

Built 2000 Fair condition 0.60 ac lot $84/sqft · 20% below area Est $150k · 20% under ↓ 20% since listing

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**SELLER IS WILLING TO PAY UP TO $5,000 IN CLOSING COST ASSISTANCE & A HOME WARRANTY UP TO 650.00 WITH AN ACCEPTABLE OFFER**Tucked away on a quiet, peaceful lot, this beautifully updated mobile home feels like a place you can truly slow down and settle in. From the moment you arrive, the new concrete driveway and welcoming front porch set the tone--easy, comfortable living with just the right touch of charm. Step inside to a bright, open layout that naturally brings people together. The kitchen is the heart of the home, designed for both everyday life and hosting--featuring generous cabinet and counter space, a large island perfect for gathering, and a walk-in pantry that keeps everything within reach. The primary suite offers a private retreat at the end of the day, complete with a spacious walk-in closet, double vanities, a soaking tub for unwinding, and a separate shower. It's a space that feels both functional and relaxing. Enjoy quiet mornings on the front porch or unwind in the evenings out back, surrounded by the calm of the property. Every detail of this home has been well cared for, making it truly move-in ready. If you're looking for a home that blends modern updates, practical space, and the ease of country-style living, this one is ready to welcome you.

Key facts

• Bright open layout
• Large island
• Walk-in pantry

Tags

• NEW CONCRETE DRIVEWAY
• WELCOMING FRONT PORCH
• BRIGHT OPEN LAYOUT
• GENEROUS CABINET SPACE
• LARGE ISLAND
• WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.3% in Pineville — 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 73/100 on livability (#38 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D-, amenities F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 239 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $150,000
• List price: $120,000
• Delta: -20.00%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3741 Cactus Dr	0.14mi	3/2.0	1,216 (-15%)	4mo	$150,000	$123	66

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-6,311
• Equity at exit: $17,892

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $11,473
• Equity at exit: $10,375

Cash invested: $33,600 (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 71360

• Home prices YoY: -26.9%
• Active inventory: 239
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $206

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $289	-5% $247	+0% $206	+5% $164	+10% $123
Rent	-10% $102	-5% $154	+0% $206	+5% $258	+10% $309
Rate	-1.0pp $266	-0.5pp $236	base $206	+0.5pp $175	+1.0pp $143

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 64 DOM
2. 2026-06-18
   days on market $120,000 Active 63 DOM
3. 2026-06-17
   days on market $120,000 Active 62 DOM
4. 2026-06-16
   days on market $120,000 Active 61 DOM
5. 2026-06-15
   days on market $120,000 Active 60 DOM
6. 2026-06-14
   days on market $120,000 Active 58 DOM
7. 2026-06-13
   days on market $120,000 Active 57 DOM
8. 2026-06-10
   days on market $120,000 Active 55 DOM
9. 2026-06-09
   days on market $120,000 Active 54 DOM
10. 2026-06-08
    days on market $120,000 Active 53 DOM
11. 2026-06-07
    days on market $120,000 Active 52 DOM
12. 2026-06-03
    days on market $120,000 Active 48 DOM
13. 2026-06-02
    days on market $120,000 Active 47 DOM
14. 2026-06-01
    days on market $120,000 Active 46 DOM
15. 2026-05-31
    days on market $120,000 Active 45 DOM
16. 2026-05-30
    days on market $120,000 Active 44 DOM
17. 2026-05-14
    price $120,000 1289-char remark

    Show marketing remark (1289 chars)

    **SELLER IS WILLING TO PAY UP TO $5,000 IN CLOSING COST ASSISTANCE & A HOME WARRANTY UP TO 650.00 WITH AN ACCEPTABLE OFFER**Tucked away on a quiet, peaceful lot, this beautifully updated mobile home feels like a place you can truly slow down and settle in. From the moment you arrive, the new concrete driveway and welcoming front porch set the tone--easy, comfortable living with just the right touch of charm. Step inside to a bright, open layout that naturally brings people together. The kitchen is the heart of the home, designed for both everyday life and hosting--featuring generous cabinet and counter space, a large island perfect for gathering, and a walk-in pantry that keeps everything within reach. The primary suite offers a private retreat at the end of the day, complete with a spacious walk-in closet, double vanities, a soaking tub for unwinding, and a separate shower. It's a space that feels both functional and relaxing. Enjoy quiet mornings on the front porch or unwind in the evenings out back, surrounded by the calm of the property. Every detail of this home has been well cared for, making it truly move-in ready. If you're looking for a home that blends modern updates, practical space, and the ease of country-style living, this one is ready to welcome you.

18. 2026-04-16
    listed $130,000 Active 1289-char remark

    Show marketing remark (1289 chars)

    **SELLER IS WILLING TO PAY UP TO $5,000 IN CLOSING COST ASSISTANCE & A HOME WARRANTY UP TO 650.00 WITH AN ACCEPTABLE OFFER**Tucked away on a quiet, peaceful lot, this beautifully updated mobile home feels like a place you can truly slow down and settle in. From the moment you arrive, the new concrete driveway and welcoming front porch set the tone--easy, comfortable living with just the right touch of charm. Step inside to a bright, open layout that naturally brings people together. The kitchen is the heart of the home, designed for both everyday life and hosting--featuring generous cabinet and counter space, a large island perfect for gathering, and a walk-in pantry that keeps everything within reach. The primary suite offers a private retreat at the end of the day, complete with a spacious walk-in closet, double vanities, a soaking tub for unwinding, and a separate shower. It's a space that feels both functional and relaxing. Enjoy quiet mornings on the front porch or unwind in the evenings out back, surrounded by the calm of the property. Every detail of this home has been well cared for, making it truly move-in ready. If you're looking for a home that blends modern updates, practical space, and the ease of country-style living, this one is ready to welcome you.

19. 2026-03-27
    price $140,000
20. 2026-02-10
    price $145,000
21. 2026-01-08
    listed $150,000 Active

ⓘ 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 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $15,725
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,491
• Taxable income: $596
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,328/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations, including kitchen updates and flooring replacement, to improve its condition and value.

Repairs flagged

• Major Kitchen cabinets — Worn and in need of replacement
• Major Bathtub and shower — Stained and in need of replacement
• Major Backsplash — Damaged and in need of replacement
• Major Flooring — Stained and worn, needs replacement

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves appearance and functionality
• Both Replacing bathtub and shower — Enhances functionality and appeal
• Both Replacing backsplash — Improves functionality and appearance
• Both Replacing flooring — Enhances functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and in need of replacement	Major	$15,000–50,000
Bathtub and shower · Stained and in need of replacement	Major	$15,000–50,000
Backsplash · Damaged and in need of replacement	Major	$15,000–50,000
Flooring · Stained and worn, needs replacement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves appearance and functionality ↑
• Both Replacing bathtub and shower — Enhances functionality and appeal ↑
• Both Replacing backsplash — Improves functionality and appearance ↑
• Both Replacing flooring — Enhances functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Pineville

• Score: 73/100
• State rank: #38
• US rank: #5613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rapides Parish · 59,791 people
• City population: 34,653
• Metro: Alexandria, LA
• Population (ZIP): 34,653
• Household income: $60,527
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 960.0

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Serbian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.92%
• Current HPI: 203.0411
• Rent YoY: —
• Metro: Alexandria, LA
• 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

-20.0% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $120,000 AcadianaMLS
• 2026-04-16 Listed $130,000 AcadianaMLS
• 2026-03-27 Price Changed $140,000 AcadianaMLS
• 2026-02-10 Price Changed $145,000 AcadianaMLS
• 2026-01-08 Listed $150,000 AcadianaMLS

Property tax history

+2.0%/yr

Latest (2025): $156 · +13.5% YoY. Source: county tax records.