411 Amanda Dr Dr · Reeves, LA 70658

$124,500

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 312 Days on market

Built 2021 1.01 ac lot ↓ 8% since listing

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Why this score? — see what drove the C+ 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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * * MOTIVATED SELLER * * * Perfect for first-time homebuyers, downsizers or anyone craving a slower pace, this like new 3 bedroom/2 bath home in Reeves sits on just over an acre of all cleared property. Let's be real. .. not everyone wants to purchase a home that comes with a honey-do list. This one owner home is only 4 years old and will qualify for most loan types today's market offers. The light and airy, open layout is warm and welcoming as you enter the front door and the spacious kitchen quickly becomes a focal point and is host to an abundance of cabinets and counter space. Offering an affordable, move-in ready option as well as a nice slice of country living with a dose of ch

Key facts

• Country living
• Spacious kitchen
• Open layout

Tags

• CLEARED PROPERTY
• OPEN LAYOUT
• SPACIOUS KITCHEN
• ABUNDANCE OF CABINETS
• COUNTER SPACE
• COUNTRY LIVING

Property features AI

Exterior

• Parking: Driveway; Open parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home on land; Single-story; No common interest
• Construction: Shingle roof; Raised foundation
• Exterior features: Rectangular lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Crown molding; Laminate counters; Recessed lighting; No fireplace
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#341 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Allen Parish (rural): math 26% / reading 42% proficiency, ranked #36 of 98 in LA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 46 units permitted in Allen Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($861 loan paydown + $4k appreciation (3.0% local appreciation)).
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k 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 312 days — a 12% lower offer ($110k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 312 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. 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. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.2%
• Equity multiple: 1.98×
• Total profit: $34,261
• Equity at exit: $55,981

10-year hold

• IRR: 18.7%
• Equity multiple: 3.72×
• Total profit: $94,938
• Equity at exit: $86,273

Cash invested: $34,860 (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 70658

• Active inventory: 18
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $303

Break-even live

Break-even rent $1,009

Max offer price $124,500

Occupancy floor 73%

Sensitivity live

Price	-10% $373	-5% $338	+0% $303	+5% $267	+10% $232
Rent	-10% $193	-5% $248	+0% $303	+5% $358	+10% $413
Rate	-1.0pp $365	-0.5pp $334	base $303	+0.5pp $270	+1.0pp $238

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 S Lyles St Reeves, LA	2.0	2.0	1000	$1,350	$1.35	14d	1	0.28mi
303 Lyles St Reeves, LA	3.0	2.0	1264	$1,450	$1.15	14d	1	0.47mi

Listing history 21 events

1. 2026-06-21
   days on market $124,500 Active 312 DOM
2. 2026-06-21
   days on market $124,500 Active 311 DOM
3. 2026-06-18
   days on market $124,500 Active 309 DOM
4. 2026-06-17
   days on market $124,500 Active 308 DOM
5. 2026-06-16
   days on market $124,500 Active 307 DOM
6. 2026-06-15
   days on market $124,500 Active 306 DOM
7. 2026-06-13
   days on market $124,500 Active 304 DOM
8. 2026-06-12
   days on market $124,500 Active 303 DOM
9. 2026-06-09
   days on market $124,500 Active 300 DOM
10. 2026-06-08
    days on market $124,500 Active 299 DOM
11. 2026-06-07
    days on market $124,500 Active 298 DOM
12. 2026-06-07
    days on market $124,500 Active 297 DOM
13. 2026-06-04
    days on market $124,500 Active 294 DOM
14. 2026-06-02
    days on market $124,500 Active 293 DOM
15. 2026-06-01
    days on market $124,500 Active 292 DOM
16. 2026-05-31
    days on market $124,500 Active 291 DOM
17. 2026-05-31
    days on market $124,500 Active 290 DOM
18. 2026-05-21
    price $124,500
19. 2026-03-26
    price $127,500
20. 2026-01-05
    price $129,500
21. 2025-08-13
    listed $135,000 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: $1,111 · $93/mo
• Projected year-2 tax: $1,111 · $93/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,710
• − Mortgage interest: −$6,974
• − Property taxes: −$1,111
• − Insurance: −$622
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,622
• Taxable income: $1,707
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $3,223/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: Allen Parish
• NCES district ID: 2200060
• Math proficiency: 26% ▼ -46.00%
• Reading proficiency: 42% ▼ -39.00%
• Median HH income: $39,440
• Composite: 28.45/100
• National rank: #6751
• State rank: #36 of 98 in LA

Livability — Reeves

• Score: 56/100
• State rank: #341
• US rank: #22856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reeves, LA
• City population: 896
• Population (ZIP): 896

Population outlook (Allen County) Hauer SSP2

• Today (2025): 25,056 people
• By 2030: 24,668 · -1.5%
• By 2040: 23,964 · -4.4%
• By 2050: 23,166 · -7.5%
• By 2075: 21,285 · -15.1%
• By 2100: 15,904 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 6% Slovak 2% Serbian 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -24.7pp toward R · 2008: -36.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+55.7 2016: R+51.5 2012: R+41.7 2008: R+36.4

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

-7.8% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $124,500 SWLAR
• 2026-03-26 Price Changed $127,500 SWLAR
• 2026-01-05 Price Changed $129,500 SWLAR
• 2025-08-13 Listed $135,000 SWLAR

Property tax history

-0.5%/yr

Latest (2025): $1,111 · +0.1% YoY. Source: county tax records.