10911 Mallard Dr · Keachi, LA 71047

$171,600

4 bd · 2.0 ba · 2,560 sqft · Manufactured public records · 37 Days on market

Built 2005 4.05 ac lot

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Why this score? — see what drove the C- 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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Set on over four glorious acres, this Manufactured style single family home offers 4 bedrooms and 2 bathrooms with approximately 2560 square feet of living space on a 4.06 acre lot. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the s

Key facts

• 4.05 acre lot
• Built 2005
• Listed 37 days

Property features AI

Exterior

• Utilities: Propane
• Home design: Manufactured home
• Construction: Composition roof; Other construction materials
• Exterior features: Acreage; Propane utility

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $172k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/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 $168k (2.1% below list).
• Recommended offer: $166k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#317 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $123k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,452 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 8.5

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,637
• Equity at exit: $25,586

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $10,564
• Equity at exit: $14,837

Cash invested: $48,048 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$900
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $255

Break-even live

Break-even rent $1,358

Max offer price $171,600

Occupancy floor 80%

Sensitivity live

Price	-10% $352	-5% $303	+0% $255	+5% $206	+10% $157
Rent	-10% $122	-5% $188	+0% $255	+5% $321	+10% $387
Rate	-1.0pp $341	-0.5pp $298	base $255	+0.5pp $210	+1.0pp $165

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: $42,900
• Closing costs: $5,148
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $171,600 Active 37 DOM
2. 2026-06-17
   days on market $171,600 Active 36 DOM
3. 2026-06-16
   days on market $171,600 Active 35 DOM
4. 2026-06-15
   days on market $171,600 Active 34 DOM
5. 2026-06-14
   days on market $171,600 Active 32 DOM
6. 2026-06-13
   days on market $171,600 Active 31 DOM
7. 2026-06-10
   days on market $171,600 Active 29 DOM
8. 2026-06-09
   days on market $171,600 Active 28 DOM
9. 2026-06-08
   days on market $171,600 Active 27 DOM
10. 2026-06-07
    days on market $171,600 Active 26 DOM
11. 2026-06-05
    days on market $171,600 Active 23 DOM
12. 2026-06-03
    days on market $171,600 Active 22 DOM
13. 2026-06-02
    days on market $171,600 Active 21 DOM
14. 2026-06-01
    days on market $171,600 Active 20 DOM
15. 2026-05-31
    days on market $171,600 Active 19 DOM
16. 2026-05-30
    days on market $171,600 Active 18 DOM
17. 2026-05-12
    listed $171,600 Active 1130-char remark
18. 2019-10-17
    soldstatus $123,000
19. 2009-09-29
    soldstatus $105,000
20. 2006-12-27
    soldstatus
21. 1979-06-08
    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: $1,213 · $101/mo
• Projected year-2 tax: $1,213 · $101/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 · 23 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: $20,157
• − Mortgage interest: −$9,612
• − Property taxes: −$1,213
• − Insurance: −$858
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$4,992
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,993/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 — Keachi

• Score: 57/100
• State rank: #317
• US rank: #21617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+63.4% since first listed

5 events — show timeline

• 2026-05-12 Listed $171,600 AcadianaMLS
• 2019-10-17 Sold (Public Records) $123,000 Public Records
• 2009-09-29 Sold (Public Records) $105,000 Public Records
• 2006-12-27 Sold (Public Records) — Public Records
• 1979-06-08 Sold (Public Records) — Public Records

Property tax history

+20.9%/yr

Latest (2025): $1,213 · +0.2% YoY. Source: county tax records.