1151 Brockner St · Olla, LA 71465

$75,000

2 bd · 1.0 ba · 1,040 sqft · Manufactured public records · 185 Days on market

Built 1975 0.52 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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Comfortable Small-Town Living in Olla - 3-Bedroom Home with Space to Enjoy - If you've been dreaming of a home that feels warm, welcoming, and effortlessly livable, this 3-bedroom, 2-bath home in Olla could be exactly what you're looking for. Just a short walk from the police department and close to everyday conveniences, it offers peace and privacy without giving up location. Inside, the open layout flows seamlessly between the living, dining, and kitchen areas, perfect for family time or entertaining. The kitchen features a large bar for casual meals, coffee, or conversation, while the primary suite serves as a private retreat, complete with a soaking tub, walk-in closet, and generous lin

Key facts

• Generous bar
• Front porch
• Open layout

Tags

• OPEN LAYOUT
• GENEROUS BAR
• ENSUITE WITH SOAKING TUB
• OVERSIZED WALK-IN CLOSET
• FRONT PORCH
• OUTDOOR STORAGE SHED

Property features AI

Exterior

• Utilities: Electric service: Entergy
• Home design: Single family residence
• Construction: Vinyl siding construction; Composition roof
• Exterior features: Vinyl siding; Composition roof

Interior

• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living Room; Dining Room; Kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#206 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: health & safety C-, amenities F, commute F.
• Lasalle Parish (town): math 34% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 12 units permitted in LaSalle Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $945 of equity ($519 loan paydown + $426 appreciation (0.6% local appreciation)).
• At projected returns (0.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1975 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.25% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.85×
• Total profit: $17,797
• Equity at exit: $23,933

10-year hold

• IRR: 20.8%
• Equity multiple: 3.42×
• Total profit: $50,751
• Equity at exit: $30,550

Cash invested: $21,000 (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 71465

• Home prices YoY: 0.7%
• Active inventory: 9
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $282

Break-even live

Break-even rent $579

Max offer price $75,000

Occupancy floor 65%

Sensitivity live

Price	-10% $325	-5% $304	+0% $282	+5% $261	+10% $240
Rent	-10% $208	-5% $245	+0% $282	+5% $319	+10% $356
Rate	-1.0pp $320	-0.5pp $302	base $282	+0.5pp $263	+1.0pp $243

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-31
   remarks 699-char remark
2. 2026-05-31
   listed $75,000 Active 185 DOM

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$22/yr (+$2/mo · 5.5%)

ⓘ 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: $11,234
• − Mortgage interest: −$4,201
• − Property taxes: −$391
• − Insurance: −$375
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,182
• Taxable income: $2,288
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $2,840/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: Lasalle Parish
• NCES district ID: 2200960
• Math proficiency: 34% ▼ -43.00%
• Reading proficiency: 45% ▼ -37.00%
• Median HH income: $38,258
• Composite: 32.92/100
• National rank: #5598
• State rank: #24 of 98 in LA

Livability — Olla

• Score: 63/100
• State rank: #206
• US rank: #16078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olla, LA
• Population (ZIP): 3,446

Population outlook (LaSalle County) Hauer SSP2

• Today (2025): 15,185 people
• By 2030: 15,240 · +0.4%
• By 2040: 15,261 · +0.5%
• By 2050: 15,132 · -0.3%
• By 2075: 14,234 · -6.3%
• By 2100: 11,612 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 6% Black 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · LaSalle

• 2024 margin: Solid R (+82.7) · D 8.2% · R 91.0%
• 2008→2024 swing: -10.4pp toward R · 2008: -72.4pp · 2024: -82.7pp
• All cycles: 2024: R+82.7 2020: R+81.1 2016: R+79.6 2012: R+75.5 2008: R+72.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.57%
• Current HPI: 85.6457
• 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

+177.8% since first listed

8 events — show timeline

• 2026-05-31 Relisted — AcadianaMLS
• 2026-05-30 Relisted — AcadianaMLS
• 2026-04-30 Relisted — AcadianaMLS
• 2025-11-24 Price Changed $75,000 AcadianaMLS
• 2025-10-20 Listed $80,000 AcadianaMLS
• 2023-02-22 Sold (Public Records) $110,000 Public Records
• 2022-08-10 Listed $110,000 AcadianaMLS
• 2001-09-13 Sold (Public Records) $27,000 Public Records

Property tax history

-4.7%/yr

Latest (2025): $391 · +0.0% YoY. Source: county tax records.