128 Honeysuckle Dr · Mansfield, LA 71052

$172,500

3 bd · 2.0 ba · 2,086 sqft · SingleFamily · 98 Days on market

Built 1980 0.60 ac lot Est $184k · 6% under ↓ 5% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

INVESTOR SPECIAL * this home had a leak under the hall bathroom sink which soaked the flooring * Seller is unable to do repairs * for sale AS IS * no repairs by seller * make offer * Otherwise. .. .Very nice family home located on a spacious lot with lush landscaping * 3 spacious bedrooms with great closet space plus 2 full bathrooms * Cathedral ceiling in the den * wood burning stove in the fireplace remains * Kitchen features dishwasher, refrigerator and electric range * fully fenced backyard * Covered patio off the den * Recently replaced HVAC system * Workshop in the backyard is large and has a lot of storage * located in nice area with brick homes on spacious lots * If you a

Key facts

• Spacious lot
• Covered patio
• Woodburning stove

Tags

• SPACIOUS LOT
• LUSH LANDSCAPING
• CATHEDRAL CEILING
• WOODBURNING STOVE
• FULLY FENCED BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (32.3% below list).
• Recommended offer: $117k (32.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#148 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: crime F, amenities F, commute F.
• Desoto Parish (rural): math 35% / reading 48% proficiency, ranked #21 of 98 in LA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mansfield Elementary School (math 22% / reading 37%, grade F, #333 of 646 statewide, top 54%, 570 students, 78% FRL); Mansfield Middle School (math 12% / reading 34%, grade F, #145 of 218 statewide, top 69%, 382 students, 82% FRL); Mansfield High School (math 22% / reading 32%, grade F, #136 of 265 statewide, top 55%, 376 students, 79% FRL) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the Desoto Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 29 active listings in the ZIP; 113 units permitted in De Soto Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• De Soto County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,705 (32.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $183,568
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Honeysuckle Dr	0.00mi	3/2.0	2,086 (0%)	1mo	$172,500	$83	99
109 Honeysuckle Dr	0.12mi	3/2.0	1,813 (-13%)	20mo	$199,999	$110	56
1506 Regina St	0.64mi	3/2.5	2,317 (+11%)	22mo	$205,000	$88	32

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.79×
• Total profit: $86,236
• Equity at exit: $155,402

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $259,807
• Equity at exit: $335,130

Cash invested: $48,300 (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 71052

• Active inventory: 29
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-120

Break-even live

Break-even rent $1,319

Max offer price $151,316

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-71	+0% $-120	+5% $-169	+10% $-218
Rent	-10% $-212	-5% $-166	+0% $-120	+5% $-74	+10% $-28
Rate	-1.0pp $-33	-0.5pp $-76	base $-120	+0.5pp $-165	+1.0pp $-210

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-02
   status Pending
2. 2026-03-15
   status Active
3. 2025-11-14
   status Pending
4. 2025-11-13
   status Active
5. 2025-10-05
   price $172,500
6. 2025-08-21
   listed $182,500 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: $785 · $65/mo
• Projected year-2 tax: $949 · $79/mo
• Expected delta: +$164/yr (+$14/mo · 20.9%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,005
• − Mortgage interest: −$9,663
• − Property taxes: −$785
• − Insurance: −$862
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$5,018
• Taxable loss: −$4,564
• Est. tax savings @ 24.0%: +$1,095
• After-tax cash flow: $-344/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: Desoto Parish
• NCES district ID: 2200510
• Math proficiency: 35% ▼ -37.00%
• Reading proficiency: 48% ▼ -31.00%
• Median HH income: $40,201
• Composite: 34.75/100
• National rank: #5130
• State rank: #21 of 98 in LA

Livability — Mansfield

• Score: 65/100
• State rank: #148
• US rank: #12840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,827

Population outlook (De Soto County) Hauer SSP2

• Today (2025): 28,142 people
• By 2030: 28,546 · +1.4%
• By 2040: 29,357 · +4.3%
• By 2050: 30,239 · +7.5%
• By 2075: 33,412 · +18.7%
• By 2100: 35,428 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 26% Two or more races 3%
• Common ancestry: Romanian 1% Hispanic 1% Serbian 0%
• Foreign-born: 1% · Vietnam
• Languages at home: 99% English-only · Vietnamese 1%

Political lean MEDSL · De Soto

• 2024 margin: Solid R (+35.5) · D 31.8% · R 67.3%
• 2008→2024 swing: -22.1pp toward R · 2008: -13.4pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+24.8 2016: R+21.5 2012: R+13.8 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 63.44%
• Current HPI: 241.27
• 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

-5.5% since first listed

6 events — show timeline

• 2026-04-02 Pending — NTREIS
• 2026-03-15 Relisted — NTREIS
• 2025-11-14 Pending — NTREIS
• 2025-11-13 Relisted — NTREIS
• 2025-10-05 Price Changed $172,500 NTREIS
• 2025-08-21 Listed $182,500 NTREIS

Property tax history

-0.1%/yr

Latest (2025): $785 · -2.4% YoY. Source: county tax records.