115 Oak Wood Ln Ln · Gillis, LA 70657

$148,800

3 bd · 2.0 ba · 1,220 sqft · Manufactured · 19 Days on market

Built 2021 2.00 ac lot

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Why this score? — see what drove the D- 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 +10.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Livability +2.0/5.0

Listing remarks MLS

Escape to the country! This 2021 mobile home features 3 bedrooms, 2 bathrooms, and sits on 2 beautiful acres. Enjoy the ultimate peace and quiet from your large back porch, perfect for relaxing. The property also includes a 16x9 storage shed that remains. Quiet country setting and completely ready for its new owner. Don't miss out on affordable country living--schedule your showing today!

Key facts

• Country setting
• Large back porch
• 16x9 storage shed

Tags

• LARGE BACK PORCH
• 16X9 STORAGE SHED
• COUNTRY SETTING

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-story manufactured home; Residential property
• Exterior features: Approximately 2 acres; Residential zoning; Directions: take Hwy 171 to Hwy 190 E to Texas Eastern Rd, follow Texas Eastern to Oak Wood Ln; house is on the left

Interior

• Kitchen: Includes dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $-79 ($-954/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (27.5% below list).
• Recommended offer: $108k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.4% in Gillis — 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 39/100 on livability (#468 in LA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Allen Parish (rural): math 26% / reading 42% proficiency, ranked #36 of 98 in LA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 46 units permitted in Allen Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $582 appreciation (0.4% local appreciation)).
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $10k; list at $149k implies a 1388% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,904 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.84×
• Total profit: $-6,703
• Equity at exit: $46,137

10-year hold

• IRR: 2.2%
• Equity multiple: 1.24×
• Total profit: $10,156
• Equity at exit: $57,855

Cash invested: $41,664 (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 70657

• Home prices YoY: 0.3%
• Active inventory: 84
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$780
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-79

Break-even live

Break-even rent $1,180

Max offer price $134,760

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-37	+0% $-79	+5% $-122	+10% $-164
Rent	-10% $-165	-5% $-122	+0% $-79	+5% $-37	+10% $6
Rate	-1.0pp $-5	-0.5pp $-42	base $-79	+0.5pp $-118	+1.0pp $-157

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: $37,200
• Closing costs: $4,464
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on marketlisting id $148,800 Pending 19 DOM
2. 2026-06-04
   days on market $148,800 Active 17 DOM
3. 2026-06-02
   days on market $148,800 Active 16 DOM
4. 2026-06-01
   days on market $148,800 Active 15 DOM
5. 2026-05-31
   days on market $148,800 Active 14 DOM
6. 2026-05-31
   days on market $148,800 Active 13 DOM
7. 2026-05-17
   listed $148,800 Active 391-char remark

   Show marketing remark (391 chars)

   Escape to the country! This 2021 mobile home features 3 bedrooms, 2 bathrooms, and sits on 2 beautiful acres. Enjoy the ultimate peace and quiet from your large back porch, perfect for relaxing. The property also includes a 16x9 storage shed that remains. Quiet country setting and completely ready for its new owner. Don't miss out on affordable country living--schedule your showing today!

8. 2026-05-17
   listed $148,800 Active

   Show marketing remark (391 chars)

   Escape to the country! This 2021 mobile home features 3 bedrooms, 2 bathrooms, and sits on 2 beautiful acres. Enjoy the ultimate peace and quiet from your large back porch, perfect for relaxing. The property also includes a 16x9 storage shed that remains. Quiet country setting and completely ready for its new owner. Don't miss out on affordable country living--schedule your showing today!

9. 2021-05-07
   soldstatus $10,000

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $1,075 · $90/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,948
• − Mortgage interest: −$8,335
• − Property taxes: −$1,075
• − Insurance: −$744
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$4,329
• Taxable loss: −$3,606
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $-88/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: Allen Parish
• NCES district ID: 2200060
• Math proficiency: 26% ▼ -46.00%
• Reading proficiency: 42% ▼ -39.00%
• Median HH income: $39,440
• Composite: 28.45/100
• National rank: #6751
• State rank: #36 of 98 in LA

Livability — Gillis

• Score: 39/100
• State rank: #468
• US rank: #27399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,807

Population outlook (Allen County) Hauer SSP2

• Today (2025): 25,056 people
• By 2030: 24,668 · -1.5%
• By 2040: 23,964 · -4.4%
• By 2050: 23,166 · -7.5%
• By 2075: 21,285 · -15.1%
• By 2100: 15,904 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 10% Portuguese 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -24.7pp toward R · 2008: -36.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+55.7 2016: R+51.5 2012: R+41.7 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.39%
• Current HPI: 144.4678
• 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

+1388.0% since first listed

3 events — show timeline

• 2026-05-17 Listed $148,800 SWLAR
• 2026-05-17 Listed $148,800 GFPAR
• 2021-05-07 Sold (Public Records) $10,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,075 · +0.1% YoY. Source: county tax records.