9916 Larry Dr · Greenwood, LA 71033

$135,500

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 126 Days on market

Built 2001 1.08 ac lot $76/sqft · 19% above area Est $114k · 19% over

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Why this score? — see what drove the D 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 +18.1/30.0
• Appreciation +6.0/10.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great Opportunity to own this single-family manufactured home built in 2001 featuring 3 bedrooms and 2 bathrooms. Take a drive by and see if it may be your next investment. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal_Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

Key facts

• 1.08 acre lot
• 2 parking spots
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $136k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $126k (7.4% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.9% 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 ($937 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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, 64% 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 $119,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (median comp): $113,658
• List price: $135,500
• Delta: 19.22%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7060 Katie Ln	0.04mi	3/2.0	1,904 (+6%)	8mo	$175,000	$92	81

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: 8.0%
• Equity multiple: 1.43×
• Total profit: $16,209
• Equity at exit: $52,827

10-year hold

• IRR: 11.3%
• Equity multiple: 2.50×
• Total profit: $57,065
• Equity at exit: $75,600

Cash invested: $37,940 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$711
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $118

Break-even live

Break-even rent $1,106

Max offer price $135,500

Occupancy floor 86%

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $135,500 Active 126 DOM
2. 2026-06-17
   days on market $135,500 Active 125 DOM
3. 2026-06-16
   days on market $135,500 Active 124 DOM
4. 2026-06-15
   days on market $135,500 Active 123 DOM
5. 2026-06-14
   days on market $135,500 Active 121 DOM
6. 2026-06-13
   days on market $135,500 Active 120 DOM
7. 2026-06-10
   days on market $135,500 Active 118 DOM
8. 2026-06-09
   days on market $135,500 Active 117 DOM
9. 2026-06-08
   days on market $135,500 Active 116 DOM
10. 2026-06-07
    days on market $135,500 Active 115 DOM
11. 2026-06-05
    days on market $135,500 Active 112 DOM
12. 2026-06-03
    days on market $135,500 Active 111 DOM
13. 2026-06-02
    days on market $135,500 Active 110 DOM
14. 2026-06-01
    days on market $135,500 Active 109 DOM
15. 2026-05-31
    days on market $135,500 Active 108 DOM
16. 2026-05-30
    days on market $135,500 Active 107 DOM
17. 2026-02-12
    listed $135,500 Active 386-char remark

    Show marketing remark (386 chars)

    Great Opportunity to own this single-family manufactured home built in 2001 featuring 3 bedrooms and 2 bathrooms. Take a drive by and see if it may be your next investment. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal_Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

18. 2023-01-03
    soldstatus $125,000
19. 2022-12-29
    soldstatus Closed 685-char remark

    Show marketing remark (685 chars)

    OPEN HOUSE CANCELLED. Property Under Contract. Are you looking for a space to spread out in a quiet, safe town? Look no further as this Home in Greenwood is sure to fit your needs! Sitting on just under 1 Acre with a fence already built and shed to store your belongings! This home features a Remote Master Bedroom, Open Concept Living Room and Kitchen with a Secret Entrance to your much needed Mud Room! Don't forget your back porch and entertainment area that is ready for the holiday season, football games and family gatherings! Under 10 minutes to Shreveport, 20 minutes to Marshall and less than 2 minutes to Interstate 20 for quick access. Live in the city with a country feel!

20. 2022-12-13
    status Pending 685-char remark

    Show marketing remark (685 chars)

    OPEN HOUSE CANCELLED. Property Under Contract. Are you looking for a space to spread out in a quiet, safe town? Look no further as this Home in Greenwood is sure to fit your needs! Sitting on just under 1 Acre with a fence already built and shed to store your belongings! This home features a Remote Master Bedroom, Open Concept Living Room and Kitchen with a Secret Entrance to your much needed Mud Room! Don't forget your back porch and entertainment area that is ready for the holiday season, football games and family gatherings! Under 10 minutes to Shreveport, 20 minutes to Marshall and less than 2 minutes to Interstate 20 for quick access. Live in the city with a country feel!

21. 2022-12-05
    historical Active Contingent 685-char remark

    Show marketing remark (685 chars)

    OPEN HOUSE CANCELLED. Property Under Contract. Are you looking for a space to spread out in a quiet, safe town? Look no further as this Home in Greenwood is sure to fit your needs! Sitting on just under 1 Acre with a fence already built and shed to store your belongings! This home features a Remote Master Bedroom, Open Concept Living Room and Kitchen with a Secret Entrance to your much needed Mud Room! Don't forget your back porch and entertainment area that is ready for the holiday season, football games and family gatherings! Under 10 minutes to Shreveport, 20 minutes to Marshall and less than 2 minutes to Interstate 20 for quick access. Live in the city with a country feel!

22. 2022-11-21
    price $124,900 685-char remark

    Show marketing remark (685 chars)

    OPEN HOUSE CANCELLED. Property Under Contract. Are you looking for a space to spread out in a quiet, safe town? Look no further as this Home in Greenwood is sure to fit your needs! Sitting on just under 1 Acre with a fence already built and shed to store your belongings! This home features a Remote Master Bedroom, Open Concept Living Room and Kitchen with a Secret Entrance to your much needed Mud Room! Don't forget your back porch and entertainment area that is ready for the holiday season, football games and family gatherings! Under 10 minutes to Shreveport, 20 minutes to Marshall and less than 2 minutes to Interstate 20 for quick access. Live in the city with a country feel!

23. 2022-10-17
    listed $129,900 Active 685-char remark

    Show marketing remark (685 chars)

    OPEN HOUSE CANCELLED. Property Under Contract. Are you looking for a space to spread out in a quiet, safe town? Look no further as this Home in Greenwood is sure to fit your needs! Sitting on just under 1 Acre with a fence already built and shed to store your belongings! This home features a Remote Master Bedroom, Open Concept Living Room and Kitchen with a Secret Entrance to your much needed Mud Room! Don't forget your back porch and entertainment area that is ready for the holiday season, football games and family gatherings! Under 10 minutes to Shreveport, 20 minutes to Marshall and less than 2 minutes to Interstate 20 for quick access. Live in the city with a country feel!

24. 2020-09-14
    soldstatus $63,000
25. 2013-12-02
    soldstatus $100,000
26. 2013-09-27
    soldstatus $67,966
27. 2003-05-13
    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: $1,277 · $106/mo
• Projected year-2 tax: $1,277 · $106/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 64% 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: $15,061
• − Mortgage interest: −$7,590
• − Property taxes: −$1,277
• − Insurance: −$678
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,942
• Taxable loss: −$835
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $1,617/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

+99.4% since first listed

11 events — show timeline

• 2026-02-12 Listed $135,500 NTREIS
• 2023-01-03 Sold (Public Records) $125,000 Public Records
• 2022-12-29 Sold (MLS) — NTREIS
• 2022-12-13 Pending — NTREIS
• 2022-12-05 Contingent — NTREIS
• 2022-11-21 Price Changed $124,900 NTREIS
• 2022-10-17 Listed $129,900 NTREIS
• 2020-09-14 Sold (Public Records) $63,000 Public Records
• 2013-12-02 Sold (Public Records) $100,000 Public Records
• 2013-09-27 Sold (Public Records) $67,966 Public Records
• 2003-05-13 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,277 · +0.4% YoY. Source: county tax records.