8384 Sophie Ln · Greenwood, LA 71033

$165,000

4 bd · 2.0 ba · 2,560 sqft · Manufactured public records · 54 Days on market

Built 2004 0.72 ac lot $64/sqft · 52% below area Est $330k · 50% under ↓ 6% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Appreciation +6.0/10.0
• DSCR +3.8/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

PRISTINELY cared for home for sale in Greenwood!!! This 4-bedroom, 2-bathroom, 2,432 square foot home is the one you have been looking for! Situated on a .7-acre lot, this home features a covered front and back porch perfect for enjoying the peaceful country setting! Upon entering the home, you walk into ONE of the TWO living rooms in the home! The open floorplan includes the dining room and kitchen spaces! The kitchen showcases a large island, a pantry, and tons of storage! The primary bedroom is HUGE!!! Step into the primary bathroom suite to be taken aback by the large space it consists of as well! The suite boasts a large garden tub, a separate shower, dual sinks, and an enormous walk-in closet! The other three bedrooms are standard in size, and the secondary bathroom offers dual sinks as well! There is a desk space in the hallway perfect for children or adults to enjoy! The SECOND living room boasts a beautiful wood-burning fireplace! So inviting you will want to stay a while! The large utility room and additional room that can be used for another flex space or hobby room is perfect for any of your needs and wants! Did I mention the storage shed in the backyard?! Detached carport for parking! No Hoa! Schedule your showing of this peaceful country home today!!!

Key facts

• Pantry
• Large island
• Tons of storage

Tags

• COVERED FRONT AND BACK PORCH
• LARGE ISLAND
• PANTRY
• TONS OF STORAGE
• LARGE GARDEN TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (21.2% below list).
• Recommended offer: $130k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Greenwood — 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 58/100 on livability (#308 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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: 58 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.9% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $129,938 (21.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.79% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (median comp): $329,602
• List price: $165,000
• Delta: -49.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8431 Sophie Ln	0.20mi	4/2.0	2,240 (-12%)	14mo	$179,000	$80	59
8932 E Starwood Ln	0.47mi	5/2.0 (+1)	2,637 (+3%)	13mo	$159,000	$60	57
8182 Shirley Francis Rd	0.43mi	4/3.0	2,340 (-9%)	14mo	$199,000	$85	50
8933 Dakota Huse Ln	0.65mi	4/2.0	2,240 (-12%)	17mo	$174,000	$78	35

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

Projected returns pro-forma

1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.20×
• Total profit: $9,427
• Equity at exit: $64,328

10-year hold

• IRR: 7.6%
• Equity multiple: 2.02×
• Total profit: $47,190
• Equity at exit: $92,059

Cash invested: $46,200 (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 71033

• Home prices YoY: 1.4%
• Active inventory: 58
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-18

Break-even live

Break-even rent $1,322

Max offer price $161,839

Occupancy floor 96%

Sensitivity live

Price	-10% $76	-5% $29	+0% $-18	+5% $-65	+10% $-111
Rent	-10% $-121	-5% $-69	+0% $-18	+5% $33	+10% $85
Rate	-1.0pp $65	-0.5pp $24	base $-18	+0.5pp $-61	+1.0pp $-104

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-05
   status $165,000 Pending 54 DOM
2. 2026-06-03
   days on market $165,000 Active 54 DOM
3. 2026-06-02
   days on market $165,000 Active 53 DOM
4. 2026-06-01
   days on market $165,000 Active 52 DOM
5. 2026-05-31
   days on market $165,000 Active 51 DOM
6. 2026-05-30
   days on market $165,000 Active 50 DOM
7. 2026-04-28
   price $165,000 1285-char remark

   Show marketing remark (1285 chars)

   PRISTINELY cared for home for sale in Greenwood!!! This 4-bedroom, 2-bathroom, 2,432 square foot home is the one you have been looking for! Situated on a .7-acre lot, this home features a covered front and back porch perfect for enjoying the peaceful country setting! Upon entering the home, you walk into ONE of the TWO living rooms in the home! The open floorplan includes the dining room and kitchen spaces! The kitchen showcases a large island, a pantry, and tons of storage! The primary bedroom is HUGE!!! Step into the primary bathroom suite to be taken aback by the large space it consists of as well! The suite boasts a large garden tub, a separate shower, dual sinks, and an enormous walk-in closet! The other three bedrooms are standard in size, and the secondary bathroom offers dual sinks as well! There is a desk space in the hallway perfect for children or adults to enjoy! The SECOND living room boasts a beautiful wood-burning fireplace! So inviting you will want to stay a while! The large utility room and additional room that can be used for another flex space or hobby room is perfect for any of your needs and wants! Did I mention the storage shed in the backyard?! Detached carport for parking! No Hoa! Schedule your showing of this peaceful country home today!!!

8. 2026-04-10
   listed $175,000 Active 1285-char remark

   Show marketing remark (1285 chars)

   PRISTINELY cared for home for sale in Greenwood!!! This 4-bedroom, 2-bathroom, 2,432 square foot home is the one you have been looking for! Situated on a .7-acre lot, this home features a covered front and back porch perfect for enjoying the peaceful country setting! Upon entering the home, you walk into ONE of the TWO living rooms in the home! The open floorplan includes the dining room and kitchen spaces! The kitchen showcases a large island, a pantry, and tons of storage! The primary bedroom is HUGE!!! Step into the primary bathroom suite to be taken aback by the large space it consists of as well! The suite boasts a large garden tub, a separate shower, dual sinks, and an enormous walk-in closet! The other three bedrooms are standard in size, and the secondary bathroom offers dual sinks as well! There is a desk space in the hallway perfect for children or adults to enjoy! The SECOND living room boasts a beautiful wood-burning fireplace! So inviting you will want to stay a while! The large utility room and additional room that can be used for another flex space or hobby room is perfect for any of your needs and wants! Did I mention the storage shed in the backyard?! Detached carport for parking! No Hoa! Schedule your showing of this peaceful country home today!!!

9. 2003-07-24
   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: $1,325 · $110/mo
• Projected year-2 tax: $1,325 · $110/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 ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $15,593
• − Mortgage interest: −$9,243
• − Property taxes: −$1,325
• − Insurance: −$825
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$4,800
• Taxable loss: −$3,094
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $528/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 — Greenwood

• Score: 58/100
• State rank: #308
• US rank: #21294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, LA
• Population (ZIP): 3,366

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 49% Black 41% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Italian 5% Subsaharan African 4% Lithuanian 2%
• Foreign-born: 1% · Canada

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: ▲ 1.92%
• Current HPI: 141.4901
• 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

-5.7% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $165,000 NTREIS
• 2026-04-10 Listed $175,000 NTREIS
• 2003-07-24 Sold (Public Records) — Public Records

Property tax history

+24.2%/yr

Latest (2025): $1,325 · +0.4% YoY. Source: county tax records.