61 Littleton Rd · Oak Ridge, LA 71269

$139,000

3 bd · 2.0 ba · 1,654 sqft · Manufactured · 98 Days on market

Built 2006 ↓ 6% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of comfort, convenience, and charm in this impeccably maintained residence, situated just minutes from Meta. Ideal for professionals seeking an effortless commute. This inviting 3-bedroom, 2-bathroom home boasts generous living and dining spaces bathed in natural light, creating an open and welcoming atmosphere perfect for relaxation or entertaining. A spacious utility room adds practical versatility, whether for laundry, storage, or creative pursuits. Step outside to enjoy the added benefits of covered parking for year-round protection and a dedicated workshop. Ideal for hobbies, projects, or additional storage in a serene, private setting. Priced to appeal in this highly desirable location, this well-cared-for property offers exceptional value and timeless appeal. Don't miss the opportunity to make it yours! Contact your preferred real estate professional today to arrange a private tour and experience this exceptional home firsthand.

Key facts

• Covered parking
• Dedicated workshop
• 2 garage spots

Tags

• COVERED PARKING
• DEDICATED WORKSHOP
• SPACIOUS UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#359 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools C-, health & safety D, amenities F.
• Richland Parish (rural): math 12% / reading 22% proficiency, ranked #73 of 98 in LA (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 27 units permitted in Richland Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Richland County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.54% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.34%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 1.82×
• Total profit: $31,835
• Equity at exit: $20,725

10-year hold

• IRR: 28.3%
• Equity multiple: 3.51×
• Total profit: $97,587
• Equity at exit: $12,018

Cash invested: $38,920 (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 71269

• Home prices YoY: -26.4%
• Active inventory: 100
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $854

Break-even live

Break-even rent $1,053

Max offer price $139,000

Occupancy floor 55%

Sensitivity live

Price	-10% $933	-5% $894	+0% $854	+5% $815	+10% $776
Rent	-10% $686	-5% $770	+0% $854	+5% $939	+10% $1,023
Rate	-1.0pp $924	-0.5pp $890	base $854	+0.5pp $818	+1.0pp $782

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $139,000 Active 98 DOM
2. 2026-06-18
   days on market $139,000 Active 97 DOM
3. 2026-06-17
   days on market $139,000 Active 96 DOM
4. 2026-06-16
   days on market $139,000 Active 95 DOM
5. 2026-06-15
   days on market $139,000 Active 94 DOM
6. 2026-06-14
   days on market $139,000 Active 92 DOM
7. 2026-06-13
   days on market $139,000 Active 91 DOM
8. 2026-06-10
   pricedays on market $139,000 Active 89 DOM
9. 2026-06-09
   days on market $150,000 Active 88 DOM
10. 2026-06-08
    days on market $150,000 Active 87 DOM
11. 2026-06-07
    days on market $150,000 Active 86 DOM
12. 2026-06-02
    days on market $150,000 Active 81 DOM
13. 2026-06-01
    days on market $150,000 Active 80 DOM
14. 2026-05-31
    days on market $150,000 Active 79 DOM
15. 2026-05-30
    days on market $150,000 Active 78 DOM
16. 2026-05-14
    price $150,000 976-char remark

    Show marketing remark (976 chars)

    Discover the perfect blend of comfort, convenience, and charm in this impeccably maintained residence, situated just minutes from Meta. Ideal for professionals seeking an effortless commute. This inviting 3-bedroom, 2-bathroom home boasts generous living and dining spaces bathed in natural light, creating an open and welcoming atmosphere perfect for relaxation or entertaining. A spacious utility room adds practical versatility, whether for laundry, storage, or creative pursuits. Step outside to enjoy the added benefits of covered parking for year-round protection and a dedicated workshop. Ideal for hobbies, projects, or additional storage in a serene, private setting. Priced to appeal in this highly desirable location, this well-cared-for property offers exceptional value and timeless appeal. Don't miss the opportunity to make it yours! Contact your preferred real estate professional today to arrange a private tour and experience this exceptional home firsthand.

17. 2026-04-03
    price $155,000 976-char remark

    Show marketing remark (976 chars)

    Discover the perfect blend of comfort, convenience, and charm in this impeccably maintained residence, situated just minutes from Meta. Ideal for professionals seeking an effortless commute. This inviting 3-bedroom, 2-bathroom home boasts generous living and dining spaces bathed in natural light, creating an open and welcoming atmosphere perfect for relaxation or entertaining. A spacious utility room adds practical versatility, whether for laundry, storage, or creative pursuits. Step outside to enjoy the added benefits of covered parking for year-round protection and a dedicated workshop. Ideal for hobbies, projects, or additional storage in a serene, private setting. Priced to appeal in this highly desirable location, this well-cared-for property offers exceptional value and timeless appeal. Don't miss the opportunity to make it yours! Contact your preferred real estate professional today to arrange a private tour and experience this exceptional home firsthand.

18. 2026-03-13
    listed $159,900 Active 976-char remark

    Show marketing remark (976 chars)

    Discover the perfect blend of comfort, convenience, and charm in this impeccably maintained residence, situated just minutes from Meta. Ideal for professionals seeking an effortless commute. This inviting 3-bedroom, 2-bathroom home boasts generous living and dining spaces bathed in natural light, creating an open and welcoming atmosphere perfect for relaxation or entertaining. A spacious utility room adds practical versatility, whether for laundry, storage, or creative pursuits. Step outside to enjoy the added benefits of covered parking for year-round protection and a dedicated workshop. Ideal for hobbies, projects, or additional storage in a serene, private setting. Priced to appeal in this highly desirable location, this well-cared-for property offers exceptional value and timeless appeal. Don't miss the opportunity to make it yours! Contact your preferred real estate professional today to arrange a private tour and experience this exceptional home firsthand.

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: +$226/yr (+$19/mo · 42.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $25,609
• − Mortgage interest: −$7,786
• − Property taxes: −$538
• − Insurance: −$695
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$4,044
• Taxable income: $8,449
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $8,223/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: Richland Parish
• NCES district ID: 2201350
• Math proficiency: 12% ▼ -36.00%
• Reading proficiency: 22% ▼ -31.00%
• Median HH income: $36,097
• Composite: 14.06/100
• National rank: #9464
• State rank: #73 of 98 in LA

Livability — Oak Ridge

• Score: 55/100
• State rank: #359
• US rank: #23223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,475

Population outlook (Richland County) Hauer SSP2

• Today (2025): 20,283 people
• By 2030: 19,990 · -1.4%
• By 2040: 19,240 · -5.1%
• By 2050: 18,497 · -8.8%
• By 2075: 16,626 · -18.0%
• By 2100: 14,204 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 36% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+39.4) · D 29.7% · R 69.1% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: -26.6pp · 2024: -39.4pp
• All cycles: 2024: R+39.4 2020: R+34.0 2016: R+32.6 2012: R+28.2 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.82%
• Current HPI: 158.2193
• 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

-6.2% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $150,000 NELABOR
• 2026-04-03 Price Changed $155,000 NELABOR
• 2026-03-13 Listed $159,900 NELABOR

Property tax history

+0.0%/yr

Latest (2024): $538 · -1.3% YoY. Source: county tax records.