943 Highway 79 · Minden, LA 71055

$125,000

3 bd · 2.0 ba · 1,581 sqft · Manufactured · 29 Days on market

Built 2007 1.28 ac lot Est $125k · at est.

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for space, affordability, and lower property taxes? This one checks all the boxes! This well-maintained 3 bedroom, 2 bath doublewide offers 1,581 heated square feet of comfortable living space and sits on 1.28 acres, giving you room to spread out and enjoy country living. With a Minden address but located in Claiborne Parish, you’ll benefit from parish property taxes while still being convenient to town the best of both worlds! Built in 2007, this home features a functional floor plan with spacious bedrooms, a private primary suite, and plenty of living space for gathering with family and friends. Major updates include a roof replacement at the end of 2025, giving peace of min

Key facts

• 2-car carport
• 1.28 acres
• Roof replacement

Tags

• 1.28 ACRES
• ROOF REPLACEMENT
• 2-CAR CARPORT
• OPEN ACREAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $56 ($670/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 $105k (15.9% below list).
• Recommended offer: $105k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.0% in Minden — 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 68/100 on livability (#92 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, crime F, commute F.
• Claiborne Parish (rural): math 13% / reading 19% proficiency, ranked #77 of 98 in LA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Homer Junior High School (math 5% / reading 10%, grade F, #207 of 218 statewide, top 95%, 278 students, 96% FRL) — zoned schools average 96% FRL vs 75% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 136 active listings in the ZIP; 3 units permitted in Claiborne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Claiborne County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $86k; 45% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,109 (15.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $124,899
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
943 Highway 79	0.00mi	3/2.0	1,581 (0%)	1mo	$125,000	$79	99

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-16,741
• Equity at exit: $18,638

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-10,160
• Equity at exit: $10,808

Cash invested: $35,000 (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 71055

• Active inventory: 136
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $56

Break-even live

Break-even rent $980

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $127	-5% $91	+0% $56	+5% $20	+10% $-15
Rent	-10% $-27	-5% $14	+0% $56	+5% $97	+10% $139
Rate	-1.0pp $119	-0.5pp $88	base $56	+0.5pp $23	+1.0pp $-10

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-30
   status Pending
2. 2026-03-27
   price $125,000
3. 2026-03-18
   price $150,000
4. 2026-03-01
   listed $165,000 Active
5. 2020-10-21
   soldstatus $86,000
6. 2015-09-15
   soldstatus $84,900
7. 2011-10-05
   soldstatus $62,000
8. 2009-02-26
   soldstatus $18,500

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $804 · $67/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 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: $12,613
• − Mortgage interest: −$7,002
• − Property taxes: −$804
• − Insurance: −$625
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$3,636
• Taxable loss: −$1,472
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $1,023/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: Claiborne Parish
• NCES district ID: 2200450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 19% ▼ -33.00%
• Median HH income: $30,278
• Composite: 12.69/100
• National rank: #9605
• State rank: #77 of 98 in LA

Livability — Minden

• Score: 68/100
• State rank: #92
• US rank: #9771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,406

Population outlook (Claiborne County) Hauer SSP2

• Today (2025): 14,937 people
• By 2030: 14,189 · -5.0%
• By 2040: 12,747 · -14.7%
• By 2050: 11,524 · -22.8%
• By 2075: 9,198 · -38.4%
• By 2100: 7,310 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Black 40% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Claiborne

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -11.5pp toward R · 2008: -10.6pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+15.8 2016: R+13.5 2012: R+9.4 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.40%
• Current HPI: 117.9577
• 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

+575.7% since first listed

8 events — show timeline

• 2026-03-30 Pending — NTREIS
• 2026-03-27 Price Changed $125,000 NTREIS
• 2026-03-18 Price Changed $150,000 NTREIS
• 2026-03-01 Listed $165,000 NTREIS
• 2020-10-21 Sold (Public Records) $86,000 Public Records
• 2015-09-15 Sold (Public Records) $84,900 Public Records
• 2011-10-05 Sold (Public Records) $62,000 Public Records
• 2009-02-26 Sold (Public Records) $18,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $804 · +12.6% YoY. Source: county tax records.