2240 Leglise St · Mansura, LA 71350

$30,000

3 bd · 2.0 ba · 1,125 sqft · Manufactured · 1 Days on market

Built 2013 10,018 sqft lot

---

Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This 2013 single-wide mobile home sits on a small in-town lot and offers a great opportunity for investors, flippers, or buyers looking for an affordable project property. With solid potential and convenient access to local shops, schools, and everyday amenities, this home could be transformed into a profitable rental or budget-friendly residence. The property does need significant repairs and updates throughout, making it ideal for someone ready to bring their vision and renovation skills to life. Whether you're expanding your investment portfolio or searching for your next fixer-upper, this property is priced with potential in mind. Call for you private showing today!

Key facts

• 0.23 acre lot
• Built 2013

Property features AI

Exterior

• Parking: No designated parking
• Home design: Manufactured home
• Construction: Vinyl siding construction; Composition roofing
• Exterior features: Composition roof; Vinyl siding

Interior

• Bedrooms: Two bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: No central heating listed; No central cooling listed
• Interior features: Living room; Kitchen; Bedroom 1; Bedroom 2
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $30k).

Location & tenants

• Location reads 60/100 on livability (#256 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools A-, crime B; Watch: health & safety C-, amenities F, commute F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — 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: 41 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $875 appreciation (2.9% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $30,000

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 A-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?
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: 3.27% ✓
• Cap rate: 29.46%
• Cash-on-cash: 82.76%
• DSCR: 4.68
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 87.1%
• Equity multiple: 5.81×
• Total profit: $40,384
• Equity at exit: $13,349

10-year hold

• IRR: 86.7%
• Equity multiple: 11.98×
• Total profit: $92,236
• Equity at exit: $20,464

Cash invested: $8,400 (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 71350

• Home prices YoY: 3.2%
• Active inventory: 41
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $579

Break-even live

Break-even rent $247

Max offer price $30,000

Occupancy floor 36%

Sensitivity live

Price	-10% $596	-5% $588	+0% $579	+5% $571	+10% $562
Rent	-10% $502	-5% $541	+0% $579	+5% $618	+10% $657
Rate	-1.0pp $594	-0.5pp $587	base $579	+0.5pp $572	+1.0pp $564

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-13
   listed $30,000 Active

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $303 · $25/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 X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $11,762
• − Mortgage interest: −$1,680
• − Property taxes: −$303
• − Insurance: −$150
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$873
• Taxable income: $6,874
• Est. tax owed @ 24.0%: −$1,650
• After-tax cash flow: $5,302/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Mansura

• Score: 60/100
• State rank: #256
• US rank: #19103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansura, LA
• Population (ZIP): 4,556

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 25% Two or more races 5% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 18% Subsaharan African 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 4% Spanish 3%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.92%
• Current HPI: 94.876
• 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

• 2026-05-14 Pending — AcadianaMLS
• 2026-05-13 Listed $30,000 AcadianaMLS

Property tax history

-0.0%/yr

Latest (2025): $303 · +0.0% YoY. Source: county tax records.