2708 Highway 154 · Haughton, LA 71051

$160,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 26 Days on market

Built 2010 11 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 +15.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +4.8/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special! Located on 11-acres with many mature trees. Just a short distance to Lake Bistineau. New roof.

Key facts

• 11-acres
• Mature trees
• 11 acre lot

Tags

• 11-ACRES
• MATURE TREES

Property features AI

Finance

• Other: Parcel number: 116276
• Financial info: Listing terms: Cash or Conventional; Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Open parking
• Utilities: Septic system; Other utilities; No municipal utility district
• Home design: Manufactured home; Single-story (one level); Residential property
• Construction: Built in 2010; Preowned
• Exterior features: Acreage lot; 11 acres; Rural setting; Directions: GPS - slow down as you approach or you'll pass the driveway - keep going straight until you see the trailer - vegetation is thick

Interior

• Kitchen: Dishwasher; Electric range; Kitchen island; Breakfast bar; Built-in cabinets; Eat-in kitchen
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Interior features: Open floorplan; Eat-in kitchen; One living area; One dining area; Room count: 3

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $70 ($835/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 $130k (18.9% below list).
• Recommended offer: $130k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.4% in Haughton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#105 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Bossier Parish (urban): math 40% / reading 47% proficiency, ranked #17 of 98 in LA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.5% local appreciation)).
• Bossier County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $129,751 (18.9% 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 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.62×
• Total profit: $27,700
• Equity at exit: $76,268

10-year hold

• IRR: 12.5%
• Equity multiple: 2.95×
• Total profit: $87,385
• Equity at exit: $121,017

Cash invested: $44,800 (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 71051

• Home prices YoY: 2.1%
• Active inventory: 16
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $70

Break-even live

Break-even rent $1,209

Max offer price $160,000

Occupancy floor 90%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   price $160,000 Active 26 DOM
2. 2026-06-18
   days on market $170,000 Active 26 DOM
3. 2026-06-17
   days on market $170,000 Active 25 DOM
4. 2026-06-16
   days on market $170,000 Active 24 DOM
5. 2026-06-15
   days on market $170,000 Active 23 DOM
6. 2026-06-14
   days on market $170,000 Active 21 DOM
7. 2026-06-13
   days on market $170,000 Active 20 DOM
8. 2026-06-10
   days on market $170,000 Active 18 DOM
9. 2026-06-09
   days on market $170,000 Active 17 DOM
10. 2026-06-08
    days on market $170,000 Active 16 DOM
11. 2026-06-07
    days on market $170,000 Active 15 DOM
12. 2026-06-02
    days on market $170,000 Active 10 DOM
13. 2026-06-01
    days on market $170,000 Active 9 DOM
14. 2026-05-31
    days on market $170,000 Active 8 DOM
15. 2026-05-30
    days on market $170,000 Active 7 DOM
16. 2026-05-23
    listed $170,000 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: $596 · $50/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$284/yr (+$24/mo · 47.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $15,570
• − Mortgage interest: −$8,962
• − Property taxes: −$596
• − Insurance: −$800
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,655
• Taxable loss: −$1,935
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $1,300/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: Bossier Parish
• NCES district ID: 2200270
• Math proficiency: 40% ▼ -32.00%
• Reading proficiency: 47% ▼ -28.00%
• Median HH income: $51,326
• Composite: 37.5/100
• National rank: #4402
• State rank: #17 of 98 in LA

Livability — Haughton

• Score: 67/100
• State rank: #105
• US rank: #10251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 21,192
• Population (ZIP): 2,683

Population outlook (Bossier County) Hauer SSP2

• Today (2025): 143,247 people
• By 2030: 151,802 · +6.0%
• By 2040: 168,194 · +17.4%
• By 2050: 183,533 · +28.1%
• By 2075: 217,009 · +51.5%
• By 2100: 230,091 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 27% Native American 2%
• Common ancestry: Slovak 5% Lithuanian 2% Romanian 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Bossier

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.3%
• 2008→2024 swing: +0.3pp no change · 2008: -43.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.0 2016: R+45.8 2012: R+45.4 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.48%
• Current HPI: 168.2645
• 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

1 event — show timeline

• 2026-05-23 Listed $170,000 NTREIS

Property tax history

+10.9%/yr

Latest (2025): $596 · -32.3% YoY. Source: county tax records.