161 Howard · Hornbeck, LA 71439

$75,000

2 bd · 1.0 ba · 723 sqft · Manufactured · 8 Days on market

Poor condition 2.60 ac lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 1% rule +6.1/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

This is a perfect fixer upper for someone who wants a flip home or wants to fix up and live in it, sitting on over 2 acres of land.

Key facts

• Over 2 acres of land
• 2.6 acre lot
• Listed 7 days

Tags

• OVER 2 ACRES OF LAND

Property features AI

Exterior

• Utilities: Septic tank sewer
• Home design: Manufactured home; Single-story
• Exterior features: Approximately 2.6 acres; Residential zoning; Directions: From Highway 171 in Hornbeck head north, turn right onto North Loop Road, then left onto Howard Road; the property is on the left

Interior

• Interior features: Total of 4 rooms; 1 full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($833 rent vs $75k).

Location & tenants

• Location reads 65/100 on livability (#151 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: health & safety C-, crime F, amenities F.
• Vernon Parish (rural): math 35% / reading 51% proficiency, ranked #18 of 98 in LA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Vernon County population projected at -25% 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $75,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.86×
• Total profit: $18,115
• Equity at exit: $33,909

10-year hold

• IRR: 16.8%
• Equity multiple: 3.47×
• Total profit: $51,838
• Equity at exit: $52,402

Cash invested: $21,000 (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 71439

• Home prices YoY: 3.0%
• Active inventory: 6
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $833 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $140

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 78%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $75,000 Active 8 DOM
2. 2026-06-18
   days on market $75,000 Active 7 DOM
3. 2026-06-17
   days on market $75,000 Active 6 DOM
4. 2026-06-16
   days on market $75,000 Active 5 DOM
5. 2026-06-15
   days on market $75,000 Active 4 DOM
6. 2026-06-14
   days on market $75,000 Active 2 DOM
7. 2026-06-12
   remarks 131-char remark
8. 2026-06-12
   listed $75,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,994
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$800
• − Management: −$800
• − Depreciation: −$2,182
• Taxable income: $512
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $1,553/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.

Condition & rehab AI · 8 photos

Poor 20/100 Extensive rehab

This fixer-upper requires extensive renovations, including a new roof, landscaping, and interior updates. Significant improvements can be made to increase its resale and rental value.

Repairs flagged

• Major roof — Rusty metal roof
• Major exterior — Overgrown vegetation
• Major flooring — Worn linoleum
• Major interior walls — Worn wood paneling
• Major bathrooms — Basic fixtures, no visible updates
• Major systems — No visible HVAC or mechanical systems

Value-add opportunities

• Both Landscaping and exterior maintenance — Improves curb appeal and property value
• Both New roof — Essential for structural integrity and safety
• Both Flooring replacement — Fresh flooring enhances the home's appearance and value
• Both Interior wall updates — Fresh paint and paneling can make a significant difference in the home's appeal
• Both Bathroom updates — Modernizing bathrooms can significantly increase the home's value
• Both HVAC and mechanical updates — Upgrading these systems can improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Rusty metal roof	Major	$15,000–50,000
exterior · Overgrown vegetation	Major	$15,000–50,000
flooring · Worn linoleum	Major	$15,000–50,000
interior walls · Worn wood paneling	Major	$15,000–50,000
bathrooms · Basic fixtures, no visible updates	Major	$15,000–50,000
systems · No visible HVAC or mechanical systems	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Landscaping and exterior maintenance — Improves curb appeal and property value ↑
• Both New roof — Essential for structural integrity and safety ↑
• Both Flooring replacement — Fresh flooring enhances the home's appearance and value ↑
• Both Interior wall updates — Fresh paint and paneling can make a significant difference in the home's appeal ↑
• Both Bathroom updates — Modernizing bathrooms can significantly increase the home's value ↑
• Both HVAC and mechanical updates — Upgrading these systems can improve comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Vernon Parish
• NCES district ID: 2201830
• Math proficiency: 35% ▼ -42.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $44,822
• Composite: 36.42/100
• National rank: #4674
• State rank: #18 of 98 in LA

Livability — Hornbeck

• Score: 65/100
• State rank: #151
• US rank: #12874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,715

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 45,401 people
• By 2030: 43,015 · -5.3%
• By 2040: 38,171 · -15.9%
• By 2050: 34,087 · -24.9%
• By 2075: 28,267 · -37.7%
• By 2100: 25,486 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Native American 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%

Political lean MEDSL · Vernon

• 2024 margin: Solid R (+67.9) · D 15.6% · R 83.4% · Other 1.0%
• 2008→2024 swing: -14.5pp toward R · 2008: -53.4pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.9 2016: R+65.0 2012: R+57.5 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.04%
• Current HPI: 102.9541
• 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

• 2026-06-11 Listed $75,000 GFPAR