5670 Keithville Springridge Rd · Stonewall, LA 71047

$102,900

3 bd · 2.0 ba · 2,304 sqft · Manufactured public records · 57 Days on market

Built 2006 2.50 ac lot $45/sqft · 42% below area Est $177k · 42% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This 2006 built 3-bedroom, 2.5 bath mobile home with approximately 2,304 sq ft sits on 2.5 acres with a creek. It offers privacy and long-term potential and country living. The manufactured home does need some repairs BUT all of the major systems are in great shape. The roof was replaced in 2016, the HVAC is new, plumbing and electrical are in solid condition. ARV is $180,000. The property is being sold as is with plenty of upside. Strong tenant base in Shreveport metro tenant pool: Barksdale AFB, LSU health, Willis Knighton, and casinos all within a 30-minute drive. The rent floor is anchored by jobs that are not going anywhere.

Key facts

• Central island
• Covered front porch
• Soaking tub

Tags

• SPACIOUS KITCHEN
• CENTRAL ISLAND
• OVERSIZED PRIMARY SUITE
• SOAKING TUB
• DUAL VANITY
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Property is on approximately 2.5 acres and will not subdivide; Property type: Residential mobile home
• Financial info: Listing terms include Cash, Conventional, FHA, and VA loan; Treat as clear loan type noted
• HOA & community: No association

Exterior

• Parking: No covered parking; No carport
• Utilities: Cable available; City water; Electricity available; Septic
• Home design: Single-story mobile home (residential); Not attached; No special accessibility features
• Construction: Aluminum siding; Built in 2006
• Exterior features: Cable available; City water; Electricity available; Septic system; Lot approximately 2.5 acres

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; One living area; One dining area; Room count: 5

🏷️ Possibly a rental listed for sale. The $102,900 price doesn't fit this home's estimated sale value (~$176,529) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $103k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 1.2% in Stonewall — 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 73/100 on livability (#37 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Caddo Parish (urban): math 21% / reading 32% proficiency, ranked #53 of 98 in LA (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $711 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,813 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.64% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.25%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (median comp): $176,529
• List price: $102,900
• Delta: -41.71%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.4%
• Equity multiple: 1.92×
• Total profit: $26,516
• Equity at exit: $15,343

10-year hold

• IRR: 30.5%
• Equity multiple: 3.73×
• Total profit: $78,682
• Equity at exit: $8,897

Cash invested: $28,812 (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 71047

• Home prices YoY: -27.5%
• Active inventory: 59
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $678

Break-even live

Break-even rent $831

Max offer price $102,900

Occupancy floor 55%

Sensitivity live

Price	-10% $737	-5% $707	+0% $678	+5% $649	+10% $620
Rent	-10% $545	-5% $612	+0% $678	+5% $745	+10% $812
Rate	-1.0pp $730	-0.5pp $704	base $678	+0.5pp $652	+1.0pp $624

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: $25,725
• Closing costs: $3,087
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $102,900 Active 57 DOM
2. 2026-06-18
   days on market $102,900 Active 54 DOM
3. 2026-06-17
   days on market $102,900 Active 53 DOM
4. 2026-06-16
   days on market $102,900 Active 52 DOM
5. 2026-06-15
   days on market $102,900 Active 51 DOM
6. 2026-06-14
   days on market $102,900 Active 49 DOM
7. 2026-06-13
   days on market $102,900 Active 48 DOM
8. 2026-06-10
   days on market $102,900 Active 46 DOM
9. 2026-06-09
   days on market $102,900 Active 45 DOM
10. 2026-06-08
    days on market $102,900 Active 44 DOM
11. 2026-06-07
    days on market $102,900 Active 43 DOM
12. 2026-06-05
    days on market $102,900 Active 40 DOM
13. 2026-06-03
    days on market $102,900 Active 39 DOM
14. 2026-06-02
    days on market $102,900 Active 38 DOM
15. 2026-06-01
    days on market $102,900 Active 37 DOM
16. 2026-05-31
    days on market $102,900 Active 36 DOM
17. 2026-05-30
    days on market $102,900 Active 35 DOM
18. 2026-04-25
    listed $102,900 Active 637-char remark
19. 2026-03-05
    historical
20. 2026-02-17
    price $79,000
21. 2026-02-11
    listed $89,000 Active
22. 2006-02-10
    soldstatus
23. 1994-06-27
    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: $885 · $74/mo
• Projected year-2 tax: $885 · $74/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $20,271
• − Mortgage interest: −$5,764
• − Property taxes: −$885
• − Insurance: −$514
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$2,993
• Taxable income: $6,871
• Est. tax owed @ 24.0%: −$1,649
• After-tax cash flow: $6,490/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: Caddo Parish
• NCES district ID: 2200300
• Math proficiency: 21% ▼ -33.00%
• Reading proficiency: 32% ▼ -30.00%
• Median HH income: $39,227
• Composite: 22.23/100
• National rank: #8148
• State rank: #53 of 98 in LA

Livability — Stonewall

• Score: 73/100
• State rank: #37
• US rank: #5606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,713
• Population (ZIP): 10,874

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 243,190 people
• By 2030: 237,231 · -2.5%
• By 2040: 222,502 · -8.5%
• By 2050: 206,516 · -15.1%
• By 2075: 165,706 · -31.9%
• By 2100: 122,262 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 17% Two or more races 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Caddo

• 2024 margin: Toss-up / Even · D 51.6% · R 47.0% · Other 1.4%
• 2008→2024 swing: +1.6pp toward D · 2008: 3.0pp · 2024: 4.6pp
• All cycles: 2024: D+4.6 2020: D+6.8 2016: D+4.2 2012: D+4.9 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.82%
• Current HPI: 158.0139
• 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

+15.6% since first listed

6 events — show timeline

• 2026-04-25 Listed $102,900 NTREIS
• 2026-03-05 Listing Removed — NTREIS
• 2026-02-17 Price Changed $79,000 NTREIS
• 2026-02-11 Listed $89,000 NTREIS
• 2006-02-10 Sold (Public Records) — Public Records
• 1994-06-27 Sold (Public Records) — Public Records

Property tax history

+25.2%/yr

Latest (2025): $885 · +0.5% YoY. Source: county tax records.