3522 W Highway 80 · Calhoun, LA 71225

$99,000

2 bd · 2.0 ba · 1,850 sqft · SingleFamily public records · 44 Days on market

Built 1979 2.00 ac lot $54/sqft · 65% below area ↓ 10% 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 +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

70's Flashback! Original features in this 3 bedroom/2 bath Double wide mobile home built in 1979. Extra large walk-in closets, Woodburning fireplace, Attached two car carport with 3 large storage rooms. Multiple structures on the property most with electricity. Well present not currently in use. Large trees provide privacy. Opportunity awaits. Call today to schedule your tour.

Key facts

• 2 acre lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached or detached garage not specified, includes 2 garage spaces
• Utilities: Well water, private and public listed as possible water sources; Septic tank; Natural gas not available
• Home design: Residential mobile home (double wide); One story; Entry level: 1; Facing information not provided
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation; Built as a double wide mobile home
• Exterior features: Chain link fencing; Landscaped yard; Irregular, wooded lot; Workshop, shed(s) and outbuilding

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Electric range
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Other heating
• Interior features: Ceiling fans; Walk-in closets; Gas/wood/other fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.2% in Calhoun — 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 75/100 on livability (#22 in LA, #4,072 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute 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.
• Market conditions: 87 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 1.50% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.39%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (median comp): $259,494
• List price: $99,000
• Delta: -61.85%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3285 W Highway 80	0.45mi	3/2.0 (+1)	1,620 (-12%)	20mo	$305,000	$188	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.7%
• Equity multiple: 1.72×
• Total profit: $19,825
• Equity at exit: $14,761

10-year hold

• IRR: 26.1%
• Equity multiple: 3.29×
• Total profit: $63,385
• Equity at exit: $8,560

Cash invested: $27,720 (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 71225

• Home prices YoY: -21.2%
• Active inventory: 87
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $564

Break-even live

Break-even rent $773

Max offer price $99,000

Occupancy floor 57%

Sensitivity live

Price	-10% $620	-5% $592	+0% $564	+5% $535	+10% $507
Rent	-10% $446	-5% $505	+0% $564	+5% $622	+10% $681
Rate	-1.0pp $613	-0.5pp $589	base $564	+0.5pp $538	+1.0pp $512

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $99,000 Active 44 DOM
2. 2026-06-18
   days on market $99,000 Active 43 DOM
3. 2026-06-17
   days on market $99,000 Active 42 DOM
4. 2026-06-16
   days on market $99,000 Active 41 DOM
5. 2026-06-15
   days on market $99,000 Active 40 DOM
6. 2026-06-14
   days on market $99,000 Active 38 DOM
7. 2026-06-13
   days on market $99,000 Active 37 DOM
8. 2026-06-10
   days on market $99,000 Active 35 DOM
9. 2026-06-09
   days on market $99,000 Active 34 DOM
10. 2026-06-09
    price $99,000 Active 33 DOM
11. 2026-06-08
    days on market $110,000 Active 33 DOM
12. 2026-06-07
    days on market $110,000 Active 32 DOM
13. 2026-06-03
    days on market $110,000 Active 28 DOM
14. 2026-06-02
    days on market $110,000 Active 27 DOM
15. 2026-06-01
    days on market $110,000 Active 26 DOM
16. 2026-05-31
    days on market $110,000 Active 25 DOM
17. 2026-05-30
    days on market $110,000 Active 24 DOM
18. 2026-05-06
    listed $110,000 Active 379-char remark

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $600 · $50/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $17,832
• − Mortgage interest: −$5,546
• − Property taxes: −$600
• − Insurance: −$495
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$2,880
• Taxable income: $5,458
• Est. tax owed @ 24.0%: −$1,310
• After-tax cash flow: $5,452/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 — Calhoun

• Score: 75/100
• State rank: #22
• US rank: #4072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calhoun, LA
• Population (ZIP): 7,450

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: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Serbian 4% Lithuanian 2% Slovak 2%
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -54.29%
• Current HPI: 201.8198
• 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

-10.0% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $99,000 NELABOR
• 2026-05-06 Listed $110,000 NELABOR

Property tax history

+0.1%/yr

Latest (2025): $600 · -1.2% YoY. Source: county tax records.