122 Topic St · Swartz, LA 71203

$129,000

3 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 49 Days on market

Built 2002 1.48 ac lot $61/sqft · 18% below area Est $163k · 21% under ↓ 14% since listing

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for space, peace, and a great location? This 4-bedroom, 2-bath home sits on just over an acre in the Swartz school zone and offers tons of bang for your buck. Situated on a quiet street off Swartz Fairbanks Road, this 2002 double wide has FHA-compliant installation and a brand-new roof (2023). Inside, you’ll find two large living areas—one featuring a wood-burning fireplace—plus oversized bedrooms, walk-in closets, and a functional layout that gives everyone their own space. Outside perks include a front porch perfect for your rocking chairs and a storage building for tools or hobbies. This one’s the perfect mix of comfort, value, and location. Don’t mi

Key facts

• Quiet street
• Great location
• Front porch

Tags

• GREAT LOCATION
• QUIET STREET
• FHA-COMPLIANT INSTALLATION
• BRAND-NEW ROOF
• WOOD-BURNING FIREPLACE
• FRONT PORCH

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Utilities: Public water; No natural gas available
• Home design: Residential mobile home (double wide); One story; entry level is 1
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation; Built as a double-wide mobile home
• Exterior features: Covered patio/porch; Shed(s); Irregular-shaped lot

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closets; Double-pane windows; Fireplace in the family room
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 6.2% in Swartz — 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 64/100 on livability (#184 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, amenities F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Ouachita Middle School (math 21% / reading 43%, grade F, #107 of 218 statewide, top 49%, 540 students, 69% FRL) — zoned schools average 69% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 437 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.24% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (median comp): $163,000
• List price: $129,000
• Delta: -20.86%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $7,030
• Equity at exit: $19,234

10-year hold

• IRR: 14.5%
• Equity multiple: 2.16×
• Total profit: $42,037
• Equity at exit: $11,154

Cash invested: $36,120 (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 71203

• Home prices YoY: -32.4%
• Active inventory: 437
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $439

Break-even live

Break-even rent $1,039

Max offer price $129,000

Occupancy floor 67%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $129,000 Active 49 DOM
2. 2026-06-18
   days on market $129,000 Active 48 DOM
3. 2026-06-17
   days on market $129,000 Active 47 DOM
4. 2026-06-16
   days on market $129,000 Active 46 DOM
5. 2026-06-15
   days on market $129,000 Active 45 DOM
6. 2026-06-14
   days on market $129,000 Active 43 DOM
7. 2026-06-13
   days on market $129,000 Active 42 DOM
8. 2026-06-10
   days on market $129,000 Active 40 DOM
9. 2026-06-09
   days on market $129,000 Active 39 DOM
10. 2026-06-08
    days on market $129,000 Active 38 DOM
11. 2026-06-07
    days on market $129,000 Active 37 DOM
12. 2026-06-03
    days on market $129,000 Active 33 DOM
13. 2026-06-02
    days on market $129,000 Active 32 DOM
14. 2026-06-01
    days on market $129,000 Active 31 DOM
15. 2026-05-31
    days on market $129,000 Active 30 DOM
16. 2026-05-30
    days on market $129,000 Active 29 DOM
17. 2026-05-01
    listed $129,000 Active 756-char remark
18. 2026-02-06
    status Active
19. 2026-01-05
    price $129,900
20. 2025-08-13
    price $133,500
21. 2025-07-23
    listed $135,000 Active
22. 2024-12-18
    price $137,500
23. 2024-11-26
    price $145,000
24. 2024-09-19
    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.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,091 · $91/mo
• Projected year-2 tax: $1,091 · $91/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,140
• − Mortgage interest: −$7,226
• − Property taxes: −$1,091
• − Insurance: −$645
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$3,753
• Taxable income: $3,363
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $4,460/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Swartz

• Score: 64/100
• State rank: #184
• US rank: #14862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• City population: 60,136
• Metro: Monroe, LA
• Population (ZIP): 38,354
• Household income: $52,326
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2085.0

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 48% White 45% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.01%
• Current HPI: 206.1948
• Rent YoY: —
• Metro: Monroe, 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

-14.0% since first listed

8 events — show timeline

• 2026-05-01 Listed $129,000 NELABOR
• 2026-02-06 Relisted — NELABOR
• 2026-01-05 Price Changed $129,900 NELABOR
• 2025-08-13 Price Changed $133,500 NELABOR
• 2025-07-23 Listed $135,000 NELABOR
• 2024-12-18 Price Changed $137,500 NELABOR
• 2024-11-26 Price Changed $145,000 NELABOR
• 2024-09-19 Listed $150,000 NELABOR

Property tax history

+2.2%/yr

Latest (2025): $1,091 · -0.7% YoY. Source: county tax records.