312 Greenwood St · Mooringsport, LA 71060

$189,999

3 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 57 Days on market

Built 2000 0.26 ac lot Est $183k · at est. ↓ 14% since listing

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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 +11.0/30.0
• ARV discount +5.9/15.0
• Appreciation +5.7/10.0
• DSCR +3.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.0/10.0

Listing remarks

Immaculately remodeled home just 3 minutes from the boat launch on Caddo Lake! This stunning property is one to see - with a large corner lot, 2 carports, and 2 decks, there is room to spare for all your outdoor activities. Inside, the home features tons of character thanks to all the attention to details, from the wood beam accents to the gorgeous fixtures. The wide-open floorplan is perfect for hosting gatherings, with the spacious living room boasting a vaulted ceiling, cozy brick fireplace, and flowing seamlessly into the dining area. The updated kitchen features brand new stainless appliances, a center island, and plenty of cabinet space to make meal prep a breeze. Offering the perfect

Key facts

• 2 carports
• Wide-open floorplan
• Large corner lot

Tags

• REMODELED HOME
• LARGE CORNER LOT
• 2 CARPORTS
• 2 DECKS
• WOOD BEAM ACCENTS
• WIDE-OPEN FLOORPLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-78 ($-941/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (30.1% below list).
• Recommended offer: $133k (30.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#416 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools C-, crime F, amenities F.
• Caddo Parish (urban): math 21% / reading 32% proficiency, ranked #53 of 98 in LA (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.5% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 55% 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 $132,871 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
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: 0.70% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $183,456
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Greenwood St	0.00mi	3/2.0	2,090 (+4%)	1mo	$189,999	$91	93
711 Smith St	0.38mi	3/2.0	1,950 (-3%)	17mo	$169,000	$87	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.06×
• Total profit: $2,959
• Equity at exit: $69,642

10-year hold

• IRR: 5.4%
• Equity multiple: 1.70×
• Total profit: $37,091
• Equity at exit: $96,364

Cash invested: $53,200 (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 71060

• Home prices YoY: 1.4%
• Active inventory: 27
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$53 /mo · $630/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-78

Break-even live

Break-even rent $1,428

Max offer price $176,149

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-25	+0% $-78	+5% $-132	+10% $-186
Rent	-10% $-183	-5% $-131	+0% $-78	+5% $-26	+10% $27
Rate	-1.0pp $17	-0.5pp $-30	base $-78	+0.5pp $-128	+1.0pp $-178

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-24
   status Pending
2. 2026-03-23
   price $189,999
3. 2026-03-04
   price $199,900
4. 2026-02-26
   listed $220,000 Active
5. 1982-01-21
   soldstatus

ⓘ 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: $630 · $53/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$415/yr (+$35/mo · 65.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $15,945
• − Mortgage interest: −$10,643
• − Property taxes: −$630
• − Insurance: −$950
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$5,527
• Taxable loss: −$4,357
• Est. tax savings @ 24.0%: +$1,046
• After-tax cash flow: $105/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: Caddo Parish
• NCES district ID: 2200300
• Math proficiency: 21% ▼ -33.00%
• Reading proficiency: 32% ▼ -30.00%
• Median HH income: $39,227
• Composite: 22.23/100
• National rank: #8148
• State rank: #53 of 98 in LA

Livability — Mooringsport

• Score: 52/100
• State rank: #416
• US rank: #25124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mooringsport, LA
• Population (ZIP): 2,496

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 243,190 people
• By 2030: 237,231 · -2.5%
• By 2040: 222,502 · -8.5%
• By 2050: 206,516 · -15.1%
• By 2075: 165,706 · -31.9%
• By 2100: 122,262 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%

Political lean MEDSL · Caddo

• 2024 margin: Toss-up / Even · D 51.6% · R 47.0% · Other 1.4%
• 2008→2024 swing: +1.6pp toward D · 2008: 3.0pp · 2024: 4.6pp
• All cycles: 2024: D+4.6 2020: D+6.8 2016: D+4.2 2012: D+4.9 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.48%
• Current HPI: 107.4022
• 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

-13.6% since first listed

5 events — show timeline

• 2026-04-24 Pending — NTREIS
• 2026-03-23 Price Changed $189,999 NTREIS
• 2026-03-04 Price Changed $199,900 NTREIS
• 2026-02-26 Listed $220,000 NTREIS
• 1982-01-21 Sold (Public Records) — Public Records

Property tax history

+18.7%/yr

Latest (2025): $630 · +0.3% YoY. Source: county tax records.