492 Mary Lou Ln · Mansfield, LA 71052

$75,000

3 bd · 2.0 ba · 1,694 sqft · SingleFamily · 43 Days on market

Built 1980 10,759 sqft lot Est $81k · 8% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for an easy fixer-upper!? This is it! Home has solid roof and is brick. HVAC does need to be replaced and home needs other cosmetic improvements but this could be a great starter home for a family. Home is being sold as-is . All square footage should be verified. If your a landlord this is a great rental opportunity.

Key facts

• 0.25 acre lot
• Built 1980
• Listed 43 days

Property features AI

Finance

• Other: Property is not attached; Will not subdivide
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Concrete parking
• Utilities: City water; City sewer; Cable available; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1980; One story
• Construction: Brick construction; Asphalt roof; Preowned
• Exterior features: Lot under 0.5 acre (approximately 0.247 acre); GPS-correct directions; Subdivision: Rives

Interior

• Kitchen: Gas cooktop
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Fireplace with brick surround; Two living/dining areas (one living area, one dining area); Other interior features
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#148 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: schools C-, crime F, amenities F.
• Desoto Parish (rural): math 35% / reading 48% proficiency, ranked #21 of 98 in LA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 113 units permitted in De Soto Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• De Soto County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.51% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.04%
• DSCR: 2.03
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $81,312
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Lee St	0.27mi	2/2.0 (-1)	1,614 (-5%)	6mo	$78,000	$48	70
316 Kings Hwy	0.26mi	3/1.0	1,850 (+9%)	1mo	$30,000	$16	68
407 Forest Ave	0.24mi	3/2.0	1,915 (+13%)	22mo	$180,000	$94	48

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

Projected returns pro-forma

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

5-year hold

• IRR: 36.1%
• Equity multiple: 3.79×
• Total profit: $58,626
• Equity at exit: $67,566

10-year hold

• IRR: 31.1%
• Equity multiple: 8.57×
• Total profit: $158,876
• Equity at exit: $145,709

Cash invested: $21,000 (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 71052

• Active inventory: 29
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$66 /mo · $786/yr
• Insurance: −$31
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $278

Break-even live

Break-even rent $779

Max offer price $75,000

Occupancy floor 70%

Sensitivity live

Price	-10% $320	-5% $299	+0% $278	+5% $257	+10% $235
Rent	-10% $189	-5% $233	+0% $278	+5% $323	+10% $367
Rate	-1.0pp $316	-0.5pp $297	base $278	+0.5pp $259	+1.0pp $239

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 43 DOM
2. 2026-06-17
   days on market $75,000 Active 42 DOM
3. 2026-06-16
   days on market $75,000 Active 41 DOM
4. 2026-06-15
   price $75,000 Active 40 DOM
5. 2026-06-15
   days on market $80,000 Active 40 DOM
6. 2026-06-14
   days on market $80,000 Active 38 DOM
7. 2026-06-13
   days on market $80,000 Active 37 DOM
8. 2026-06-10
   days on market $80,000 Active 35 DOM
9. 2026-06-09
   days on market $80,000 Active 34 DOM
10. 2026-06-08
    days on market $80,000 Active 33 DOM
11. 2026-06-07
    days on market $80,000 Active 32 DOM
12. 2026-06-02
    days on market $80,000 Active 27 DOM
13. 2026-06-01
    days on market $80,000 Active 26 DOM
14. 2026-05-31
    days on market $80,000 Active 25 DOM
15. 2026-05-30
    days on market $80,000 Active 24 DOM
16. 2026-05-06
    listed $80,000 Active
17. 2001-09-14
    soldstatus

ⓘ 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: $786 · $66/mo
• Projected year-2 tax: $786 · $66/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 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: $13,568
• − Mortgage interest: −$4,201
• − Property taxes: −$786
• − Insurance: −$1,877
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,182
• Taxable income: $2,351
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $2,771/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: Desoto Parish
• NCES district ID: 2200510
• Math proficiency: 35% ▼ -37.00%
• Reading proficiency: 48% ▼ -31.00%
• Median HH income: $40,201
• Composite: 34.75/100
• National rank: #5130
• State rank: #21 of 98 in LA

Livability — Mansfield

• Score: 65/100
• State rank: #148
• US rank: #12840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, LA
• Population (ZIP): 8,827

Population outlook (De Soto County) Hauer SSP2

• Today (2025): 28,142 people
• By 2030: 28,546 · +1.4%
• By 2040: 29,357 · +4.3%
• By 2050: 30,239 · +7.5%
• By 2075: 33,412 · +18.7%
• By 2100: 35,428 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 26% Two or more races 3%
• Common ancestry: Romanian 1% Hispanic 1% Serbian 0%
• Foreign-born: 1% · Vietnam
• Languages at home: 99% English-only · Vietnamese 1%

Political lean MEDSL · De Soto

• 2024 margin: Solid R (+35.5) · D 31.8% · R 67.3%
• 2008→2024 swing: -22.1pp toward R · 2008: -13.4pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+24.8 2016: R+21.5 2012: R+13.8 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 63.44%
• Current HPI: 241.27
• 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

2 events — show timeline

• 2026-05-06 Listed $80,000 NTREIS
• 2001-09-14 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $786 · -0.8% YoY. Source: county tax records.