806 Cole Ln · Elton, LA 70532

$73,500

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 131 Days on market

Manufactured home Built 2010 10,018 sqft lot $66/sqft · 37% below area Est $117k · 37% under ↓ 12% 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 +23.4/30.0
• ARV discount +15.0/15.0
• Appreciation +7.7/10.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this move-in-ready home in Elton, Louisiana! Featuring 3 bedrooms and 2 full baths, this freshly updated property is ready for immediate occupancy. Recent improvements include brand new paint, new flooring throughout and a new roof, giving buyers peace of mind and a fresh, modern feel. The functional layout offers comfortable living space. It's perfect first-time buyers or anyone looking for a low maintenance home. Conveniently located and thoughtfully refreshed, this home is a great opportunity-just bring your furniture and settle in.

Key facts

• New flooring
• New paint
• Functional layout

Tags

• MOVE IN READY
• NEW PAINT
• NEW FLOORING
• NEW ROOF
• FUNCTIONAL LAYOUT
• LOW MAINTENANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($752 rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#34 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elton Elementary School (math 47% / reading 42%, grade F, #176 of 646 statewide, top 29%, 241 students, 75% FRL); Welsh-Roanoke Junior High School (math 28% / reading 41%, grade F, #93 of 218 statewide, top 43%, 204 students, 64% FRL) — zoned schools average 69% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($508 loan paydown + $4k appreciation (5.3% local appreciation)).
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.02% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (median comp): $117,248
• List price: $73,500
• Delta: -37.31%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.31×
• Total profit: $26,952
• Equity at exit: $43,101

10-year hold

• IRR: 19.9%
• Equity multiple: 4.56×
• Total profit: $73,346
• Equity at exit: $75,615

Cash invested: $20,580 (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 70532

• Home prices YoY: 5.0%
• Active inventory: 18
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $752 medium
• Mortgage (P&I): −$385
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$31
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $136

Break-even live

Break-even rent $580

Max offer price $73,500

Occupancy floor 77%

Sensitivity live

Price	-10% $178	-5% $157	+0% $136	+5% $115	+10% $94
Rent	-10% $77	-5% $106	+0% $136	+5% $166	+10% $196
Rate	-1.0pp $173	-0.5pp $155	base $136	+0.5pp $117	+1.0pp $98

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-23
   days on market $73,500 Active 131 DOM
2. 2026-06-21
   days on market $73,500 Active 130 DOM
3. 2026-06-19
   days on market $73,500 Active 128 DOM
4. 2026-06-18
   days on market $73,500 Active 127 DOM
5. 2026-06-17
   days on market $73,500 Active 126 DOM
6. 2026-06-16
   days on market $73,500 Active 125 DOM
7. 2026-06-15
   days on market $73,500 Active 124 DOM
8. 2026-06-14
   days on market $73,500 Active 122 DOM
9. 2026-06-13
   days on market $73,500 Active 121 DOM
10. 2026-06-10
    days on market $73,500 Active 119 DOM
11. 2026-06-09
    days on market $73,500 Active 118 DOM
12. 2026-06-08
    days on market $73,500 Active 117 DOM
13. 2026-06-07
    pricedays on market $73,500 Active 116 DOM
14. 2026-06-02
    days on market $74,500 Active 111 DOM
15. 2026-06-01
    days on market $74,500 Active 110 DOM
16. 2026-05-31
    days on market $74,500 Active 109 DOM
17. 2026-05-30
    days on market $74,500 Active 108 DOM
18. 2026-04-08
    price $74,500 552-char remark

    Show marketing remark (552 chars)

    Welcome to this move-in-ready home in Elton, Louisiana! Featuring 3 bedrooms and 2 full baths, this freshly updated property is ready for immediate occupancy. Recent improvements include brand new paint, new flooring throughout and a new roof, giving buyers peace of mind and a fresh, modern feel. The functional layout offers comfortable living space. It's perfect first-time buyers or anyone looking for a low maintenance home. Conveniently located and thoughtfully refreshed, this home is a great opportunity-just bring your furniture and settle in.

19. 2026-02-11
    listed $84,500 Active 552-char remark

    Show marketing remark (552 chars)

    Welcome to this move-in-ready home in Elton, Louisiana! Featuring 3 bedrooms and 2 full baths, this freshly updated property is ready for immediate occupancy. Recent improvements include brand new paint, new flooring throughout and a new roof, giving buyers peace of mind and a fresh, modern feel. The functional layout offers comfortable living space. It's perfect first-time buyers or anyone looking for a low maintenance home. Conveniently located and thoughtfully refreshed, this home is a great opportunity-just bring your furniture and settle in.

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $505 · $42/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $9,027
• − Mortgage interest: −$4,117
• − Property taxes: −$505
• − Insurance: −$368
• − Repairs & maintenance: −$722
• − Management: −$722
• − Depreciation: −$2,138
• Taxable income: $454
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $1,524/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Elton

• Score: 73/100
• State rank: #34
• US rank: #5485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elton, LA
• Population (ZIP): 2,653

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Black 23% Two or more races 9% Native American 8%
• Common ancestry: Lithuanian 19% Portuguese 2%
• Languages at home: 89% English-only · French/Haitian/Cajun 8%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.32%
• Current HPI: 111.5289
• 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

-11.8% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $74,500 SWLAR
• 2026-02-11 Listed $84,500 SWLAR

Property tax history

+0.6%/yr

Latest (2025): $505 · +1.8% YoY. Source: county tax records.