115 Pam St · Mansfield, LA 71052

$150,000

4 bd · 2.0 ba · 1,870 sqft · SingleFamily · 44 Days on market

Built 1970 0.47 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 +17.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wood frame home located on approximately 0.48 acres with 2-car attached carport, covered porches, back deck, and covered screened back porch. Two separate living areas are featured in this home with a cozy kitchen, two bedrooms, and two full baths. There is a bonus room that could be used as a third bedroom (no closet). Spacious back yard with storage shed. SEE AGENT REMARKS.

Key facts

• 0.47 acre lot
• 2 parking spots
• Built 1970

Property features AI

Finance

• Other: Property is for sale with an exclusive right to sell listing; Possession at closing/funding
• Financial info: Second mortgage: none; Loan type listed as Treat As Clear
• HOA & community: No association (no HOA)

Exterior

• Parking: 2 covered/carport spaces; Additional parking available; No garage spaces
• Utilities: City sewer; Located in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1970; Detached (not attached)
• Construction: Built in 1970
• Exterior features: Lot is approximately 0.47 acre; Subdivision: Hoell; Follow GPS for directions

Interior

• Kitchen: Electric cooktop
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: Built-in features; One level; One living area; One dining area; Room count includes 2 main rooms
• Laundry & utility: No smart home features reported

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $126k (15.8% below list).
• Recommended offer: $126k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#148 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: schools C-, crime F, amenities F.
• Desoto Parish (rural): math 35% / reading 48% proficiency, ranked #21 of 98 in LA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 113 units permitted in De Soto Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• De Soto County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $126,249 (15.8% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.84% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $29,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Kings Hwy	0.69mi	3/1.0 (-1)	1,850 (-1%)	1mo	$30,000	$16	57

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 3.11×
• Total profit: $88,486
• Equity at exit: $135,132

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $255,038
• Equity at exit: $291,417

Cash invested: $42,000 (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 71052

• Active inventory: 29
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $108

Break-even live

Break-even rent $1,126

Max offer price $150,000

Occupancy floor 86%

Sensitivity live

Price	-10% $193	-5% $150	+0% $108	+5% $65	+10% $23
Rent	-10% $8	-5% $58	+0% $108	+5% $158	+10% $208
Rate	-1.0pp $183	-0.5pp $146	base $108	+0.5pp $69	+1.0pp $29

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 44 DOM
2. 2026-06-17
   days on market $150,000 Active 43 DOM
3. 2026-06-16
   days on market $150,000 Active 42 DOM
4. 2026-06-15
   days on market $150,000 Active 41 DOM
5. 2026-06-14
   days on market $150,000 Active 39 DOM
6. 2026-06-13
   days on market $150,000 Active 38 DOM
7. 2026-06-10
   days on market $150,000 Active 36 DOM
8. 2026-06-09
   days on market $150,000 Active 35 DOM
9. 2026-06-08
   days on market $150,000 Active 34 DOM
10. 2026-06-07
    days on market $150,000 Active 33 DOM
11. 2026-06-02
    days on market $150,000 Active 28 DOM
12. 2026-06-01
    days on market $150,000 Active 27 DOM
13. 2026-05-31
    days on market $150,000 Active 26 DOM
14. 2026-05-30
    days on market $150,000 Active 25 DOM
15. 2026-05-05
    listed $150,000 Active
16. 2024-05-20
    soldstatus Closed 378-char remark

    Show marketing remark (378 chars)

    Wood frame home located on approximately 0.48 acres with 2-car attached carport, covered porches, back deck, and covered screened back porch. Two separate living areas are featured in this home with a cozy kitchen, two bedrooms, and two full baths. There is a bonus room that could be used as a third bedroom (no closet). Spacious back yard with storage shed. SEE AGENT REMARKS.

17. 2024-05-03
    status Pending 378-char remark

    Show marketing remark (378 chars)

    Wood frame home located on approximately 0.48 acres with 2-car attached carport, covered porches, back deck, and covered screened back porch. Two separate living areas are featured in this home with a cozy kitchen, two bedrooms, and two full baths. There is a bonus room that could be used as a third bedroom (no closet). Spacious back yard with storage shed. SEE AGENT REMARKS.

18. 2024-04-24
    listed $25,000 Active 378-char remark

    Show marketing remark (378 chars)

    Wood frame home located on approximately 0.48 acres with 2-car attached carport, covered porches, back deck, and covered screened back porch. Two separate living areas are featured in this home with a cozy kitchen, two bedrooms, and two full baths. There is a bonus room that could be used as a third bedroom (no closet). Spacious back yard with storage shed. SEE AGENT REMARKS.

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$339/yr (+$28/mo · 69.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,150
• − Mortgage interest: −$8,402
• − Property taxes: −$486
• − Insurance: −$750
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$4,364
• Taxable loss: −$1,276
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $1,599/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: Desoto Parish
• NCES district ID: 2200510
• Math proficiency: 35% ▼ -37.00%
• Reading proficiency: 48% ▼ -31.00%
• Median HH income: $40,201
• Composite: 34.75/100
• National rank: #5130
• State rank: #21 of 98 in LA

Livability — Mansfield

• Score: 65/100
• State rank: #148
• US rank: #12840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, LA
• Population (ZIP): 8,827

Population outlook (De Soto County) Hauer SSP2

• Today (2025): 28,142 people
• By 2030: 28,546 · +1.4%
• By 2040: 29,357 · +4.3%
• By 2050: 30,239 · +7.5%
• By 2075: 33,412 · +18.7%
• By 2100: 35,428 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 26% Two or more races 3%
• Common ancestry: Romanian 1% Hispanic 1% Serbian 0%
• Foreign-born: 1% · Vietnam
• Languages at home: 99% English-only · Vietnamese 1%

Political lean MEDSL · De Soto

• 2024 margin: Solid R (+35.5) · D 31.8% · R 67.3%
• 2008→2024 swing: -22.1pp toward R · 2008: -13.4pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+24.8 2016: R+21.5 2012: R+13.8 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 63.44%
• Current HPI: 241.27
• 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

+500.0% since first listed

4 events — show timeline

• 2026-05-05 Listed $150,000 NTREIS
• 2024-05-20 Sold (MLS) — NTREIS
• 2024-05-03 Pending — NTREIS
• 2024-04-24 Listed $25,000 NTREIS

Property tax history

+0.2%/yr

Latest (2025): $486 · +2.1% YoY. Source: county tax records.