982 Childress Rd · Clarks, LA 71435

$70,000

3 bd · 2.0 ba · 2,040 sqft · SingleFamily public records · 282 Days on market

Built 1973 1.57 ac lot

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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 MLS

Great country living on 1.57 acres. Mobile home on slab completely enclosed and looks like a site built home with 3 bedrooms, 2 baths, living room, den, dining room and extra large utility/storage room. With a little TLC, this could be a great first home. .

Key facts

• 1.57 acre lot
• Listed 281 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/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: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#405 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• Caldwell Parish (rural): math 17% / reading 34% proficiency, ranked #59 of 98 in LA (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 9 units permitted in Caldwell 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.
• Caldwell County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.61%
• DSCR: 2.32
• GRM: 5.0

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: 24.1%
• Equity multiple: 1.99×
• Total profit: $19,455
• Equity at exit: $10,437

10-year hold

• IRR: 31.9%
• Equity multiple: 3.89×
• Total profit: $56,575
• 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 71435

• Home prices YoY: -26.6%
• Active inventory: 12
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $484

Break-even live

Break-even rent $558

Max offer price $70,000

Occupancy floor 54%

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 17 events

1. 2026-06-19
   days on market $70,000 Active 282 DOM
2. 2026-06-18
   days on market $70,000 Active 281 DOM
3. 2026-06-17
   days on market $70,000 Active 280 DOM
4. 2026-06-16
   days on market $70,000 Active 279 DOM
5. 2026-06-15
   days on market $70,000 Active 278 DOM
6. 2026-06-14
   days on market $70,000 Active 276 DOM
7. 2026-06-13
   days on market $70,000 Active 275 DOM
8. 2026-06-10
   days on market $70,000 Active 273 DOM
9. 2026-06-09
   days on market $70,000 Active 272 DOM
10. 2026-06-08
    days on market $70,000 Active 271 DOM
11. 2026-06-07
    days on market $70,000 Active 270 DOM
12. 2026-06-03
    days on market $70,000 Active 266 DOM
13. 2026-06-02
    days on market $70,000 Active 265 DOM
14. 2026-06-01
    days on market $70,000 Active 264 DOM
15. 2026-05-31
    days on market $70,000 Active 263 DOM
16. 2026-05-30
    days on market $70,000 Active 262 DOM
17. 2025-09-10
    listed $70,000 Active 257-char remark

    Show marketing remark (257 chars)

    Great country living on 1.57 acres. Mobile home on slab completely enclosed and looks like a site built home with 3 bedrooms, 2 baths, living room, den, dining room and extra large utility/storage room. With a little TLC, this could be a great first home. .

ⓘ 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: $535 · $45/mo
• Projected year-2 tax: $535 · $45/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 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: $14,044
• − Mortgage interest: −$3,921
• − Property taxes: −$535
• − Insurance: −$350
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,036
• Taxable income: $4,954
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $4,615/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: Caldwell Parish
• NCES district ID: 2200360
• Math proficiency: 17% ▼ -36.00%
• Reading proficiency: 34% ▼ -37.00%
• Median HH income: $35,994
• Composite: 21.07/100
• National rank: #8444
• State rank: #59 of 98 in LA

Livability — Clarks

• Score: 52/100
• State rank: #405
• US rank: #24866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 310
• Population (ZIP): 3,533

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 9,826 people
• By 2030: 9,663 · -1.7%
• By 2040: 9,352 · -4.8%
• By 2050: 9,053 · -7.9%
• By 2075: 8,311 · -15.4%
• By 2100: 7,237 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 11% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 0% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+72.5) · D 13.4% · R 85.9%
• 2008→2024 swing: -19.9pp toward R · 2008: -52.7pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+67.8 2016: R+64.7 2012: R+55.6 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.62%
• Current HPI: 106.7109
• 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

1 event — show timeline

• 2025-09-10 Listed $70,000 NELABOR

Property tax history

-0.0%/yr

Latest (2025): $535 · +1.8% YoY. Source: county tax records.