160 Lestan Normand Rd · Mansura, LA 71350

$69,500

3 bd · 1.0 ba · 2,000 sqft · SingleFamily · 81 Days on market

Built 2004 1.00 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
• Appreciation +6.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Waterfront Camp on Old River - Endless Potential! This 2-story, 3-bedroom, 1-bath camp is perfectly situated on the waterfront of Old River, offering a prime location for anyone who loves the outdoors. With direct access to Old River and nearby Spring Bayou WMA, you'll enjoy some of the best hunting and fishing Louisiana has to offer right at your doorstep. The property does need some TLC, making it a great opportunity to customize and make it your own weekend getaway, hunting camp, or investment property. One of the biggest perks -- the land is owned, not leased, giving you long-term value and peace of mind. Whether you're looking for a project with potential or a spot to enjoy peaceful wa

Key facts

• Waterfront camp
• Land is owned
• 1 acre lot

Tags

• WATERFRONT CAMP
• DIRECT ACCESS TO OLD RIVER
• NEARBY SPRING BAYOU WMA
• LAND IS OWNED

Property features AI

Finance

• HOA & community: Property on acreage

Exterior

• Home design: Single family residence
• Construction: Wood siding and concrete construction
• Exterior features: Located on/near a bayou or river waterfront; Metal roof

Interior

• Bedrooms: Six bedrooms (Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5, Bedroom 6)
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; Multi-unit cooling (central or multiple cooling units)
• Interior features: Living room; Multiple bedrooms (Bedroom 1 through Bedroom 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/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: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#256 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — 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: Plaucheville Elementary School (math 22% / reading 36%, grade F, #348 of 646 statewide, top 54%, 610 students, 55% FRL); Avoyelles High School (math 18% / reading 25%, grade F, #177 of 265 statewide, top 67%, 536 students, 53% FRL) — zoned schools average 54% FRL vs 75% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 41 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($481 loan paydown + $2k appreciation (2.9% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,329 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 A-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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 15.05%
• Cash-on-cash: 31.27%
• DSCR: 2.39
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.67×
• Total profit: $32,444
• Equity at exit: $30,925

10-year hold

• IRR: 30.1%
• Equity multiple: 5.21×
• Total profit: $81,869
• Equity at exit: $47,408

Cash invested: $19,460 (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 71350

• Home prices YoY: 3.2%
• Active inventory: 41
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$18 /mo · $218/yr
• Insurance: −$29
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $382

Break-even live

Break-even rent $680

Max offer price $69,500

Occupancy floor 62%

Sensitivity live

Price	-10% $421	-5% $402	+0% $382	+5% $362	+10% $343
Rent	-10% $290	-5% $336	+0% $382	+5% $428	+10% $474
Rate	-1.0pp $417	-0.5pp $400	base $382	+0.5pp $364	+1.0pp $346

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $69,500 Active 81 DOM
2. 2026-06-21
   days on market $69,500 Active 80 DOM
3. 2026-06-19
   days on market $69,500 Active 78 DOM
4. 2026-06-18
   days on market $69,500 Active 77 DOM
5. 2026-06-17
   days on market $69,500 Active 76 DOM
6. 2026-06-16
   days on market $69,500 Active 75 DOM
7. 2026-06-15
   days on market $69,500 Active 74 DOM
8. 2026-06-14
   days on market $69,500 Active 72 DOM
9. 2026-06-13
   days on market $69,500 Active 71 DOM
10. 2026-06-10
    days on market $69,500 Active 69 DOM
11. 2026-06-09
    days on market $69,500 Active 68 DOM
12. 2026-06-08
    days on market $69,500 Active 67 DOM
13. 2026-06-07
    days on market $69,500 Active 66 DOM
14. 2026-06-03
    days on market $69,500 Active 62 DOM
15. 2026-06-02
    days on market $69,500 Active 61 DOM
16. 2026-06-01
    days on market $69,500 Active 60 DOM
17. 2026-05-31
    days on market $69,500 Active 59 DOM
18. 2026-05-30
    days on market $69,500 Active 58 DOM
19. 2026-04-02
    listed $69,500 Active
20. 2004-11-15
    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: $218 · $18/mo
• Projected year-2 tax: $382 · $32/mo
• Expected delta: +$164/yr (+$14/mo · 75.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $13,955
• − Mortgage interest: −$3,893
• − Property taxes: −$218
• − Insurance: −$1,850
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,022
• Taxable income: $3,739
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $3,686/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Mansura

• Score: 60/100
• State rank: #256
• US rank: #19103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,556

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 25% Two or more races 5% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 18% Subsaharan African 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 4% Spanish 3%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.92%
• Current HPI: 94.876
• 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

2 events — show timeline

• 2026-04-02 Listed $69,500 AcadianaMLS
• 2004-11-15 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $218 · +0.0% YoY. Source: county tax records.