148 Eubanks · Simsboro, LA 71275

$149,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 6 Days on market

Built 2006 9.44 ac lot

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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).

• Cash flow +15.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• DSCR +4.8/10.0
• Schools +3.3/10.0
• 1% rule +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for space, privacy & opportunity in Simsboro? This property sits on approximately 9.44 acres, offering room to spread out while still being conveniently located to I-20 for easy access to Ruston & surrounding areas. The home features 3 bedrooms, 2 bathrooms & a functional layout with a spacious living area anchored by a fireplace, plus an open kitchen with island, abundant cabinetry & dining space. Recent updates include a newer HVAC system, providing added comfort & efficiency. A major highlight is the whole home generator, offering peace of mind during outages, along with the added benefit of acreage suitable for recreation, animals or future improvem

Key facts

• 9.44 acres
• Spacious living area
• Whole home generator

Tags

• 9.44 ACRES
• WHOLE HOME GENERATOR
• SPACIOUS LIVING AREA
• OPEN KITCHEN WITH ISLAND
• ABUNDANT CABINETRY
• DINING SPACE

Property features AI

Finance

• Other: Possession at closing/funding; Listing status: Active; Special listing conditions: Standard
• Financial info: Acceptable financing: Cash or Conventional; Loan type listed as: Treat As Clear; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Security: Audio and video surveillance noted for visits/recording
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property; Not attached to another property; Subdivision: Rural; Built in 2006
• Construction: Vinyl siding exterior; Preowned construction
• Exterior features: Approximately 9.44 acres (rural setting); Directions: follow GPS or Waze

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on main level; primary bedroom on main level)
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Propane heating; Central air conditioning; Electric cooling; Ceiling fan(s)
• Interior features: Cable TV available; Pantry; Walk-in closet(s); One living area; One dining area; Total room count: 4; Living area listed (value provided)
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $62 ($745/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (19.6% below list).
• Recommended offer: $121k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#363 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, schools A-, housing A-; Watch: health & safety D, crime F, amenities F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.9% local appreciation)).
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,529 (19.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.32×
• Total profit: $13,376
• Equity at exit: $58,290

10-year hold

• IRR: 9.5%
• Equity multiple: 2.27×
• Total profit: $53,153
• Equity at exit: $83,302

Cash invested: $41,972 (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 71275

• Home prices YoY: 1.7%
• Active inventory: 19
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$42 /mo · $498/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $62

Break-even live

Break-even rent $1,127

Max offer price $149,900

Occupancy floor 90%

Sensitivity live

Price	-10% $147	-5% $105	+0% $62	+5% $20	+10% $-23
Rent	-10% $-33	-5% $14	+0% $62	+5% $110	+10% $157
Rate	-1.0pp $138	-0.5pp $100	base $62	+0.5pp $23	+1.0pp $-16

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-13
   status Pending 1222-char remark
2. 2026-04-06
   listed $149,900 Active 1222-char remark
3. 2005-11-30
   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: $498 · $42/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$326/yr (+$27/mo · 65.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $14,463
• − Mortgage interest: −$8,397
• − Property taxes: −$498
• − Insurance: −$750
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$4,361
• Taxable loss: −$1,856
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $1,191/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Simsboro

• Score: 55/100
• State rank: #363
• US rank: #23301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,565

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 34% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.90%
• Current HPI: 114.9949
• 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

4 events — show timeline

• 2026-05-27 Sold (MLS) — NTREIS
• 2026-05-13 Pending — NTREIS
• 2026-04-06 Listed $149,900 NTREIS
• 2005-11-30 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $498 · +0.0% YoY. Source: county tax records.