158 Ashworth Dr · Fort Polk North, LA 71446

$182,000

4 bd · 2.0 ba · 2,368 sqft · Manufactured · 14 Days on market

Built 2014 2.45 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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Rent growth +4.9/5.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy country living at it's BEST! Charming 2BR/2BA mobile home sits on 2.45 lush acres. Minutes from town and Fort Polk. Call today for details!

Key facts

• Privacy
• Manufactured home
• 2.45 acre lot

Tags

• MANUFACTURED HOME
• APPROXIMATELY 2.45 ACRES
• PRIVACY

Property features AI

Exterior

• Home design: Single-family residence; One story
• Construction: Residential construction
• Exterior features: Approximately 2.45-acre lot; Zoned residential

Interior

• Interior features: 10 total rooms; 2 full bathrooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $182k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/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 $166k (8.8% below list).
• Recommended offer: $166k (8.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#289 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: schools C-, health & safety C-, amenities F.
• Vernon Parish (rural): math 35% / reading 51% proficiency, ranked #18 of 98 in LA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.6%/yr); 210 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Vernon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $51k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,011 (8.8% 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. 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.
3. 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.
4. 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: 0.91% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-9,402
• Equity at exit: $27,137

10-year hold

• IRR: 9.7%
• Equity multiple: 1.91×
• Total profit: $46,172
• Equity at exit: $15,736

Cash invested: $50,960 (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 71446

• Home prices YoY: -32.1%
• Rents YoY: 9.6%
• Active inventory: 210
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$954
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $178

Break-even live

Break-even rent $1,434

Max offer price $182,000

Occupancy floor 84%

Sensitivity live

Price	-10% $282	-5% $230	+0% $178	+5% $127	+10% $75
Rent	-10% $47	-5% $113	+0% $178	+5% $244	+10% $310
Rate	-1.0pp $270	-0.5pp $225	base $178	+0.5pp $131	+1.0pp $83

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $182,000 Active 14 DOM
2. 2026-06-18
   price $182,000 Active 13 DOM
3. 2026-06-18
   days on market $195,000 Active 13 DOM
4. 2026-06-17
   days on market $195,000 Active 12 DOM
5. 2026-06-16
   days on market $195,000 Active 11 DOM
6. 2026-06-15
   days on market $195,000 Active 10 DOM
7. 2026-06-14
   days on market $195,000 Active 8 DOM
8. 2026-06-12
   days on market $195,000 Active 7 DOM
9. 2026-06-09
   days on market $195,000 Active 4 DOM
10. 2026-06-08
    days on market $195,000 Active 3 DOM
11. 2026-06-07
    days on market $195,000 Active 2 DOM
12. 2026-06-07
    remarks 416-char remark
13. 2026-06-07
    listed $195,000 Active 1 DOM

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,233 · $103/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 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: $19,921
• − Mortgage interest: −$10,195
• − Property taxes: −$1,233
• − Insurance: −$910
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$5,295
• Taxable loss: −$898
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $2,357/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: Vernon Parish
• NCES district ID: 2201830
• Math proficiency: 35% ▼ -42.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $44,822
• Composite: 36.42/100
• National rank: #4674
• State rank: #18 of 98 in LA

Livability — Fort Polk North

• Score: 58/100
• State rank: #289
• US rank: #20652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Vernon Parish · 21,275 people
• City population: 21,275
• Metro: Fort Polk South, LA
• Population (ZIP): 21,275
• Household income: $55,925
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 659.0

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 45,401 people
• By 2030: 43,015 · -5.3%
• By 2040: 38,171 · -15.9%
• By 2050: 34,087 · -24.9%
• By 2075: 28,267 · -37.7%
• By 2100: 25,486 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 6% Two or more races 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Vietnam
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Vernon

• 2024 margin: Solid R (+67.9) · D 15.6% · R 83.4% · Other 1.0%
• 2008→2024 swing: -14.5pp toward R · 2008: -53.4pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.9 2016: R+65.0 2012: R+57.5 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.06%
• Current HPI: 128.8849
• Rent YoY: ▲ 9.60%
• Metro: Fort Polk South, LA
• 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

+334.3% since first listed

8 events — show timeline

• 2026-06-05 Listed $195,000 GFPAR
• 2024-01-08 Sold (Public Records) $165,000 Public Records
• 2013-12-03 Sold (Public Records) $32,000 Public Records
• 2013-11-26 Sold (MLS) — GFPAR
• 2013-05-27 Listed $44,900 GFPAR
• 2012-05-16 Sold (Public Records) $44,900 Public Records
• 2012-05-15 Sold (MLS) — GFPAR
• 2012-01-24 Listed $44,900 GFPAR

Property tax history

+27.8%/yr

Latest (2025): $1,233 · -0.9% YoY. Source: county tax records.