440 Eagle St · Marksville, LA 71351

$69,999

4 bd · 2.0 ba · 1,923 sqft · Manufactured · 110 Days on market

Built 1983 0.32 ac lot ↓ 13% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

THE NEVER ENDING HOME! You won't believe this stylish, recently renovated mobile home with two additions offering approximately 4 bedrooms and 2 full bathrooms! There's a surprise at every turn. Major mechanical systems and roof have been recently updated, providing peace of mind for the new owner. All appliances and shelving will remain. Property features include a spacious sunroom, workshop, two kitchens, and flexible living space for extended family or potential rental use. Exterior amenities include two carports and a small, easy-to-maintain lot. Fencing available on property to use if needed. SELLER WILLING TO FINANCE WITH 1/3 DOWN! Great value for the square footage added with updates

Key facts

• Two kitchens
• Two carports
• Spacious sunroom

Tags

• RECENTLY RENOVATED
• SPACIOUS SUNROOM
• TWO KITCHENS
• FLEXIBLE LIVING SPACE
• TWO CARPORTS
• SMALL EASY TO MAINTAIN LOT

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Propane
• Home design: Manufactured home
• Construction: Aluminum siding; Metal roof
• Exterior features: Partial privacy fencing

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5; Bedroom 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Other heating; Window air conditioning units; Multiple cooling units
• Interior features: Living room; Dining room; Kitchen; Workshop
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 6.5% in Marksville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 52/100 on livability (#415 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marksville Elementary School (math 18% / reading 23%, grade F, #439 of 646 statewide, top 68%, 697 students, 70% FRL); Marksville High School (math 16% / reading 20%, grade F, #196 of 265 statewide, top 74%, 675 students, 59% FRL).
• Market conditions: 75 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Avoyelles County population projected at -18% 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,699 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.88% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.76%
• DSCR: 2.72
• GRM: 4.4

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: 34.9%
• Equity multiple: 2.48×
• Total profit: $28,954
• Equity at exit: $10,437

10-year hold

• IRR: 41.7%
• Equity multiple: 4.93×
• Total profit: $77,028
• Equity at exit: $6,052

Cash invested: $19,600 (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 71351

• Active inventory: 75
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$12 /mo · $140/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $633

Break-even live

Break-even rent $516

Max offer price $69,999

Occupancy floor 47%

Sensitivity live

Price	-10% $673	-5% $653	+0% $633	+5% $533	+10% $509
Rent	-10% $529	-5% $581	+0% $633	+5% $685	+10% $737
Rate	-1.0pp $668	-0.5pp $651	base $633	+0.5pp $615	+1.0pp $597

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $69,999 Active 110 DOM
2. 2026-06-19
   days on market $69,999 Active 108 DOM
3. 2026-06-18
   days on market $69,999 Active 107 DOM
4. 2026-06-17
   days on market $69,999 Active 106 DOM
5. 2026-06-16
   days on market $69,999 Active 105 DOM
6. 2026-06-15
   days on market $69,999 Active 104 DOM
7. 2026-06-14
   days on market $69,999 Active 102 DOM
8. 2026-06-13
   days on market $69,999 Active 101 DOM
9. 2026-06-10
   days on market $69,999 Active 99 DOM
10. 2026-06-09
    days on market $69,999 Active 98 DOM
11. 2026-06-08
    days on market $69,999 Active 97 DOM
12. 2026-06-07
    days on market $69,999 Active 96 DOM
13. 2026-06-03
    days on market $69,999 Active 92 DOM
14. 2026-06-02
    days on market $69,999 Active 91 DOM
15. 2026-06-01
    days on market $69,999 Active 90 DOM
16. 2026-05-31
    days on market $69,999 Active 89 DOM
17. 2026-05-30
    days on market $69,999 Active 88 DOM
18. 2026-03-17
    price $69,999
19. 2026-03-03
    listed $79,999 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: $140 · $12/mo
• Projected year-2 tax: $385 · $32/mo
• Expected delta: +$245/yr (+$20/mo · 174.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,814
• − Mortgage interest: −$3,921
• − Property taxes: −$140
• − Insurance: −$350
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,036
• Taxable income: $6,836
• Est. tax owed @ 24.0%: −$1,641
• After-tax cash flow: $5,957/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Marksville

• Score: 52/100
• State rank: #415
• US rank: #25114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marksville, LA
• Population (ZIP): 11,494

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 25% Two or more races 8% Hispanic / Latino 2% Native American 2% Asian 1%
• Common ancestry: Lithuanian 22% Iranian 1%
• Foreign-born: 2% · Canada, China, Vietnam
• Languages at home: 91% English-only · French/Haitian/Cajun 7% Spanish 1% Chinese 1%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.16%
• Current HPI: 95.5318
• 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

-12.5% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $69,999 AcadianaMLS
• 2026-03-03 Listed $79,999 AcadianaMLS

Property tax history

-3.3%/yr

Latest (2025): $140 · -32.5% YoY. Source: county tax records.