249 Carter Rd · Gillis, LA 70657

$139,500

4 bd · 3.0 ba · 2,365 sqft · Manufactured · 424 Days on market

Built 2002 1.40 ac lot $59/sqft · 46% below area Est $259k · 46% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Appreciation +5.2/10.0
• 1% rule +4.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0

Listing remarks MLS

If you're looking for a property that combines space, potential, and a tranquil country setting, this is it! Located in the charming and growing area of Ragley, this large doublewide home offers an ideal opportunity for families, investors, or anyone ready to add their own touch to a spacious property with endless possibilities. The combination of spacious interiors, beautiful surroundings, and an excellent location means this property has something for everyone. Inside, you'll find four generously sized bedrooms--perfect for a growing family or accommodating guests. The three full bathrooms is simply lagniappe and means no more morning traffic jams, providing ample space for everyone to get ready comfortably.

Key facts

• 1.4 acre lot
• Built 2002
• Listed 424 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 (7.1% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.4% in Gillis — 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 39/100 on livability (#468 in LA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Beauregard Parish (rural): math 30% / reading 41% proficiency, ranked #32 of 98 in LA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Beauregard Elementary School (math 37% / reading 52%, grade F, #176 of 646 statewide, top 29%, 684 students, 55% FRL); South Beauregard Upper Elementary School (math 41% / reading 49%, grade D, #46 of 218 statewide, top 22%, 393 students, 53% FRL); South Beauregard High School (math 24% / reading 44%, grade F, #115 of 265 statewide, top 43%, 801 students, 48% FRL).
• Market conditions: 84 active listings in the ZIP; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($964 loan paydown + $545 appreciation (0.4% local appreciation)).
• At projected returns (0.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 424 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $36k; list at $140k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 424 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 F-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. 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: 0.93% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (median comp): $259,494
• List price: $139,500
• Delta: -46.24%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.20×
• Total profit: $7,844
• Equity at exit: $43,254

10-year hold

• IRR: 9.0%
• Equity multiple: 2.02×
• Total profit: $40,033
• Equity at exit: $54,239

Cash invested: $39,060 (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 70657

• Home prices YoY: 0.3%
• Active inventory: 84
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $147

Break-even live

Break-even rent $1,110

Max offer price $139,500

Occupancy floor 84%

Sensitivity live

Price	-10% $226	-5% $187	+0% $147	+5% $108	+10% $68
Rent	-10% $45	-5% $96	+0% $147	+5% $198	+10% $250
Rate	-1.0pp $217	-0.5pp $183	base $147	+0.5pp $111	+1.0pp $74

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $139,500 Active 424 DOM
2. 2026-06-19
   days on market $139,500 Active 422 DOM
3. 2026-06-18
   days on market $139,500 Active 421 DOM
4. 2026-06-17
   days on market $139,500 Active 420 DOM
5. 2026-06-16
   days on market $139,500 Active 419 DOM
6. 2026-06-15
   days on market $139,500 Active 418 DOM
7. 2026-06-14
   days on market $139,500 Active 416 DOM
8. 2026-06-13
   days on market $139,500 Active 415 DOM
9. 2026-06-10
   days on market $139,500 Active 413 DOM
10. 2026-06-09
    days on market $139,500 Active 412 DOM
11. 2026-06-08
    days on market $139,500 Active 411 DOM
12. 2026-06-07
    days on market $139,500 Active 410 DOM
13. 2026-06-03
    days on market $139,500 Active 406 DOM
14. 2026-06-02
    days on market $139,500 Active 405 DOM
15. 2026-06-01
    days on market $139,500 Active 404 DOM
16. 2026-05-31
    days on market $139,500 Active 403 DOM
17. 2026-05-30
    days on market $139,500 Active 402 DOM
18. 2026-03-27
    soldstatus $36,500
19. 2026-02-24
    status Active 719-char remark

    Show marketing remark (719 chars)

    If you're looking for a property that combines space, potential, and a tranquil country setting, this is it! Located in the charming and growing area of Ragley, this large doublewide home offers an ideal opportunity for families, investors, or anyone ready to add their own touch to a spacious property with endless possibilities. The combination of spacious interiors, beautiful surroundings, and an excellent location means this property has something for everyone. Inside, you'll find four generously sized bedrooms--perfect for a growing family or accommodating guests. The three full bathrooms is simply lagniappe and means no more morning traffic jams, providing ample space for everyone to get ready comfortably.

20. 2026-01-01
    historical 719-char remark

    Show marketing remark (719 chars)

    If you're looking for a property that combines space, potential, and a tranquil country setting, this is it! Located in the charming and growing area of Ragley, this large doublewide home offers an ideal opportunity for families, investors, or anyone ready to add their own touch to a spacious property with endless possibilities. The combination of spacious interiors, beautiful surroundings, and an excellent location means this property has something for everyone. Inside, you'll find four generously sized bedrooms--perfect for a growing family or accommodating guests. The three full bathrooms is simply lagniappe and means no more morning traffic jams, providing ample space for everyone to get ready comfortably.

21. 2025-02-28
    listed $139,500 Active 719-char remark

    Show marketing remark (719 chars)

    If you're looking for a property that combines space, potential, and a tranquil country setting, this is it! Located in the charming and growing area of Ragley, this large doublewide home offers an ideal opportunity for families, investors, or anyone ready to add their own touch to a spacious property with endless possibilities. The combination of spacious interiors, beautiful surroundings, and an excellent location means this property has something for everyone. Inside, you'll find four generously sized bedrooms--perfect for a growing family or accommodating guests. The three full bathrooms is simply lagniappe and means no more morning traffic jams, providing ample space for everyone to get ready comfortably.

22. 2024-12-10
    listed $139,500 Active 2827-char remark

    Show marketing remark (2827 chars)

    If you're looking for a property that combines space, potential, and a tranquil country setting, this is it! Located in the charming and growing area of Ragley, this large doublewide home offers an ideal opportunity for families, investors, or anyone ready to add their own touch to a spacious property with endless possibilities. The combination of spacious interiors, beautiful surroundings, and an excellent location means this property has something for everyone. Inside, you'll find four generously sized bedrooms--perfect for a growing family or accommodating guests. The three full bathrooms is simply lagniappe and means no more morning traffic jams, providing ample space for everyone to get ready comfortably. The home is undoubtedly roomy, offering versatile areas that could be transformed into family rooms, offices, or hobby or media spaces to suit your needs. While this property needs some TLC, the Seller is willing to make some repairs with a negotiated contract and terms that would permit the expense. Sitting on a beautiful, near 1.5 acre tree-shaded corner lot in flood X where flood insurance is not required by Lenders, it conveniently lies south of the Highway 12/190 overpass and approximately 10 minutes from Moss Bluff and 10 minutes from South Beauregard schools. Step outside, and you'll immediately fall in love with the gorgeous 1+ acre lot, shaded by mature trees. It's the ideal setting for relaxing afternoons on a porch swing, family barbecues, or watching the kids play in the safety of your own yard. This expansive back patio offers not only carport space but lots of covered area to entertain while the spacious yard allows space for a shop or pool and some awesome gardening/homesteading. Nestled in Ragley, this home offers the peaceful atmosphere of rural living while still being close to everything you need. The area is known for its small-town charm and friendly community, and it's only a short drive to larger nearby cities for work, shopping, or entertainment. Importantly, Ragley is part of a growing area, giving you the advantage of both country living and the potential for increased property value in the future. Whether you're seeking a peaceful family home or a smart investment opportunity, this property in Ragley is your chance to secure a great piece of real estate in a sought-after area. Seize This AWESOME Opportunity! Homes in this price range in this area and with this much space--inside and out--don't come along often. The tranquility of the rural setting, combined with the convenience of nearby amenities and the added bonus of being in Flood Zone X, makes this property an exceptional find. Don't wait! Schedule a viewing today and start imagining the endless possibilities for this property to become your perfect home. Adjacent north lot available also.

23. 2013-07-03
    soldstatus $109,500

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,045 · $87/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,554
• − Mortgage interest: −$7,814
• − Property taxes: −$1,045
• − Insurance: −$698
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$4,058
• Taxable loss: −$549
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,898/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: Beauregard Parish
• NCES district ID: 2200180
• Math proficiency: 30% ▼ -40.00%
• Reading proficiency: 41% ▼ -35.00%
• Median HH income: $46,033
• Composite: 30.34/100
• National rank: #6265
• State rank: #32 of 98 in LA

Livability — Gillis

• Score: 39/100
• State rank: #468
• US rank: #27399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,807

Population outlook (Beauregard County) Hauer SSP2

• Today (2025): 37,760 people
• By 2030: 38,140 · +1.0%
• By 2040: 38,518 · +2.0%
• By 2050: 38,164 · +1.1%
• By 2075: 36,437 · -3.5%
• By 2100: 32,493 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 10% Portuguese 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Beauregard

• 2024 margin: Solid R (+71.3) · D 13.8% · R 85.1% · Other 1.1%
• 2008→2024 swing: -16.9pp toward R · 2008: -54.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+67.5 2016: R+65.3 2012: R+58.2 2008: R+54.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.39%
• Current HPI: 144.4678
• 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

-66.7% since first listed

6 events — show timeline

• 2026-03-27 Sold (Public Records) $36,500 Public Records
• 2026-02-24 Relisted — GFPAR
• 2026-01-01 Delisted — GFPAR
• 2025-02-28 Listed $139,500 GFPAR
• 2024-12-10 Listed $139,500 SWLAR
• 2013-07-03 Sold (Public Records) $109,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,045 · +1.8% YoY. Source: county tax records.