807 Magnolia St · Simmesport, LA 71369

$20,000

4 bd · 2.0 ba · 1,140 sqft · Manufactured · 89 Days on market

Manufactured home Built 1998 0.41 ac lot Est $25k · 20% under ↓ 20% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Investor special with strong value-add potential! This 1998 4-bedroom, 2-bath single-wide mobile home sits on a generous 0.41-acre corner lot within the Simmesport city limits, offering plenty of space and versatility. The property includes an additional fenced lot complete with a shop, a 2-car carport, a screened-in porch, and a fenced yard ideal for pets. While the home does require repairs and updates, it presents an excellent opportunity for investors seeking a buy-and-hold rental or renovation project in a convenient in-town location. With the right improvements, this property could deliver solid returns--schedule your private showing today!

Key facts

• Screened-in porch
• Fenced yard
• Fenced lot

Tags

• CORNER LOT
• FENCED LOT
• SCREENED-IN PORCH
• FENCED YARD

Property features AI

Exterior

• Parking: Carport
• Home design: Manufactured home
• Exterior features: Metal roof

Interior

• Kitchen: Kitchen (no additional appliance details provided)
• Bedrooms: 3 bedrooms (Bedroom 1, Bedroom 2, Bedroom 3)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling; No central heating
• Interior features: Bathroom; Kitchen; Living Room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($810 rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#379 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, amenities F, commute F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Riverside Elementary School (math 12% / reading 22%, grade F, #487 of 646 statewide, top 78%, 240 students, 80% FRL); Avoyelles High School (math 18% / reading 25%, grade F, #177 of 265 statewide, top 67%, 536 students, 53% FRL).
• Market conditions: 10 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $738 of equity ($138 loan paydown + $600 appreciation (3.0% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $18,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 4.05% ✓
• Cap rate: 37.40%
• Cash-on-cash: 111.10%
• DSCR: 5.94
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $25,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Pecan St	0.28mi	3/2.0 (-1)	1,140 (0%)	1mo	$25,000	$22	81

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: —
• Equity multiple: 7.33×
• Total profit: $35,432
• Equity at exit: $8,993

10-year hold

• IRR: —
• Equity multiple: 15.26×
• Total profit: $79,863
• Equity at exit: $13,859

Cash invested: $5,600 (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 71369

• Active inventory: 10
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $810 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$9 /mo · $103/yr
• Insurance: −$8
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $518

Break-even live

Break-even rent $154

Max offer price $20,000

Occupancy floor 31%

Sensitivity live

Price	-10% $530	-5% $524	+0% $518	+5% $513	+10% $507
Rent	-10% $454	-5% $486	+0% $518	+5% $550	+10% $582
Rate	-1.0pp $529	-0.5pp $524	base $518	+0.5pp $513	+1.0pp $508

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $20,000 Active 89 DOM
2. 2026-06-21
   days on market $20,000 Active 88 DOM
3. 2026-06-19
   days on market $20,000 Active 86 DOM
4. 2026-06-18
   days on market $20,000 Active 85 DOM
5. 2026-06-17
   days on market $20,000 Active 84 DOM
6. 2026-06-16
   days on market $20,000 Active 83 DOM
7. 2026-06-15
   days on market $20,000 Active 82 DOM
8. 2026-06-14
   days on market $20,000 Active 80 DOM
9. 2026-06-13
   days on market $20,000 Active 79 DOM
10. 2026-06-10
    days on market $20,000 Active 77 DOM
11. 2026-06-09
    days on market $20,000 Active 76 DOM
12. 2026-06-08
    days on market $20,000 Active 75 DOM
13. 2026-06-07
    days on market $20,000 Active 74 DOM
14. 2026-06-03
    days on market $20,000 Active 70 DOM
15. 2026-06-02
    days on market $20,000 Active 69 DOM
16. 2026-06-01
    days on market $20,000 Active 68 DOM
17. 2026-05-31
    days on market $20,000 Active 67 DOM
18. 2026-05-30
    days on market $20,000 Active 66 DOM
19. 2026-04-21
    price $20,000
20. 2026-03-25
    listed $25,000 Active
21. 2005-04-15
    soldstatus

ⓘ 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: $103 · $9/mo
• Projected year-2 tax: $110 · $9/mo
• Expected delta: +$7/yr (+$1/mo · 6.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $9,725
• − Mortgage interest: −$1,120
• − Property taxes: −$103
• − Insurance: −$100
• − Repairs & maintenance: −$778
• − Management: −$778
• − Depreciation: −$582
• Taxable income: $6,264
• Est. tax owed @ 24.0%: −$1,503
• After-tax cash flow: $4,718/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Simmesport

• Score: 54/100
• State rank: #379
• US rank: #23771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Simmesport, LA
• Population (ZIP): 2,255

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 19%
• Languages at home: 95% English-only · French/Haitian/Cajun 5%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-20.0% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $20,000 AcadianaMLS
• 2026-03-25 Listed $25,000 AcadianaMLS
• 2005-04-15 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $103 · +0.0% YoY. Source: county tax records.