4830 Fawn Ln · Greenwood, LA 71033

$120,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 138 Days on market

Built 2008 0.37 ac lot $56/sqft · 34% below area Est $182k · 34% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• Appreciation +6.0/10.0
• 1% rule +5.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Just far enough away to escape the hustle and bustle of workdays in the city. Greenwood area spacious 4 bedroom 2 bath manufactured home with open floor concept with a remote primary bedroom suites. Must sell AS IS with no further improvements. Some improvements may be desired. Extra features that make this one easy to love are the front and back covered porches, and the shady backyard and nicely finished outbuilding for extra storage and more. Easy access to major highways and byways.

Key facts

• Open floor concept
• Shady backyard
• 0.37 acre lot

Tags

• OPEN FLOOR CONCEPT
• REMOTE PRIMARY BEDROOM SUITES
• FRONT AND BACK COVERED PORCHES
• SHADY BACKYARD
• NICELY FINISHED OUTBUILDING
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.9% in Greenwood — 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 58/100 on livability (#308 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, 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: 58 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 $3k of equity ($830 loan paydown + $2k appreciation (1.9% 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 (1.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $27k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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. 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: 1.09% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (median comp): $181,646
• List price: $120,000
• Delta: -33.94%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4837 Fawn Ln	0.04mi	4/2.0	2,240 (+5%)	18mo	$90,000	$40	75

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

Projected returns pro-forma

1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.75×
• Total profit: $25,267
• Equity at exit: $46,784

10-year hold

• IRR: 16.7%
• Equity multiple: 3.20×
• Total profit: $74,071
• Equity at exit: $66,952

Cash invested: $33,600 (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 71033

• Home prices YoY: 1.4%
• Active inventory: 58
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $276

Break-even live

Break-even rent $959

Max offer price $120,000

Occupancy floor 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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $120,000 Active 138 DOM
2. 2026-06-17
   days on market $120,000 Active 137 DOM
3. 2026-06-16
   days on market $120,000 Active 136 DOM
4. 2026-06-15
   days on market $120,000 Active 135 DOM
5. 2026-06-14
   days on market $120,000 Active 133 DOM
6. 2026-06-13
   days on market $120,000 Active 132 DOM
7. 2026-06-10
   days on market $120,000 Active 130 DOM
8. 2026-06-09
   days on market $120,000 Active 129 DOM
9. 2026-06-08
   days on market $120,000 Active 128 DOM
10. 2026-06-07
    days on market $120,000 Active 127 DOM
11. 2026-06-05
    days on market $120,000 Active 124 DOM
12. 2026-06-03
    days on market $120,000 Active 123 DOM
13. 2026-06-02
    days on market $120,000 Active 122 DOM
14. 2026-06-01
    days on market $120,000 Active 121 DOM
15. 2026-05-31
    days on market $120,000 Active 120 DOM
16. 2026-05-30
    days on market $120,000 Active 119 DOM
17. 2026-05-07
    price $120,000 495-char remark

    Show marketing remark (495 chars)

    Just far enough away to escape the hustle and bustle of workdays in the city. Greenwood area spacious 4 bedroom 2 bath manufactured home with open floor concept with a remote primary bedroom suites. Must sell AS IS with no further improvements. Some improvements may be desired. Extra features that make this one easy to love are the front and back covered porches, and the shady backyard and nicely finished outbuilding for extra storage and more. Easy access to major highways and byways.

18. 2026-04-28
    status Active 495-char remark

    Show marketing remark (495 chars)

    Just far enough away to escape the hustle and bustle of workdays in the city. Greenwood area spacious 4 bedroom 2 bath manufactured home with open floor concept with a remote primary bedroom suites. Must sell AS IS with no further improvements. Some improvements may be desired. Extra features that make this one easy to love are the front and back covered porches, and the shady backyard and nicely finished outbuilding for extra storage and more. Easy access to major highways and byways.

19. 2026-01-09
    listed $147,000 Active 495-char remark

    Show marketing remark (495 chars)

    Just far enough away to escape the hustle and bustle of workdays in the city. Greenwood area spacious 4 bedroom 2 bath manufactured home with open floor concept with a remote primary bedroom suites. Must sell AS IS with no further improvements. Some improvements may be desired. Extra features that make this one easy to love are the front and back covered porches, and the shady backyard and nicely finished outbuilding for extra storage and more. Easy access to major highways and byways.

20. 2025-04-28
    historical
21. 2025-03-31
    listed $147,000
22. 2016-04-21
    soldstatus $89,900
23. 2008-06-23
    soldstatus
24. 2006-11-02
    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: $941 · $78/mo
• Projected year-2 tax: $941 · $78/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $15,702
• − Mortgage interest: −$6,722
• − Property taxes: −$941
• − Insurance: −$600
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,491
• Taxable income: $1,436
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,967/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 — Greenwood

• Score: 58/100
• State rank: #308
• US rank: #21294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,366

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 49% Black 41% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Italian 5% Subsaharan African 4% Lithuanian 2%
• Foreign-born: 1% · Canada

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: ▲ 1.92%
• Current HPI: 141.4901
• 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

+33.5% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $120,000 NTREIS
• 2026-04-28 Relisted — NTREIS
• 2026-01-09 Listed $147,000 NTREIS
• 2025-04-28 Listing Removed — NTREIS
• 2025-03-31 Listed $147,000 NTREIS
• 2016-04-21 Sold (Public Records) $89,900 Public Records
• 2008-06-23 Sold (Public Records) — Public Records
• 2006-11-02 Sold (Public Records) — Public Records

Property tax history

-3.6%/yr

Latest (2025): $941 · +0.4% YoY. Source: county tax records.