2521 Grays Creek Rd · Rock Hill, LA 71423

$213,000

6 bd · 2.0 ba · 2,340 sqft · Manufactured · 31 Days on market

Built 2015 1.00 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer's premium (minimum $2,500) and subject to a reserve price as well as seller confirmation. Spacious 2015 manufactured home with 6 bedrooms, 2 baths, and 2,340 sq ft on 1 acre! This property offers an open floor plan with plenty of room for everyone. The large master suite features a walk-in closet, garden tub, and handicap-accessible shower. All bedrooms are generously sized, providing flexible living space for family, home office, or hobbies. With a full acre of land, this manufactured home gives you the freedom to enjoy outdoor living and plenty of space for gardens, play, or projects. A great opportunity to add your personal touch and create your dream home with lots of square footage at an affordable price.

Key facts

• New stove
• Open split floorplan
• Huge serving bar

Tags

• 30 YEAR ROOF
• OPEN SPLIT FLOORPLAN
• HUGE SERVING BAR
• BUILT IN CHINA CABINET
• WALK IN PANTRY
• NEW STOVE

Property features AI

Finance

• Other: Directions: HWY 167 turn left on Egg Farm Rd, right on Grays Creek (Bounding Streets: HWY 8)
• HOA & community: Acreage

Exterior

• Home design: Manufactured Home
• Construction: Vinyl siding; Composition roof
• Exterior features: Workshop; No fencing

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5; Bedroom 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating
• Interior features: Living Room; Dining Room; Handicap accessible

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath manufactured listed at $213k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (34.2% below list).
• Recommended offer: $140k (34.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#294 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Grant Parish (rural): math 27% / reading 34% proficiency, ranked #43 of 98 in LA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Grant Elementary School (math 28% / reading 36%, grade F, #307 of 646 statewide, top 49%, 486 students, 61% FRL); Grant Junior High School (math 29% / reading 34%, grade F, #108 of 218 statewide, top 50%, 504 students, 73% FRL); Grant High School (math 42% / reading 52%, grade D-, #45 of 265 statewide, top 20%, 658 students, 68% FRL).
• Market conditions: 26 active listings in the ZIP; 5 units permitted in Grant Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Grant County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.
• Current owner paid $63k; list at $213k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 90% chance of damaging wind over 30y; major 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 $140,197 (34.2% 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 31 days. Have you received any prior offers? Is the seller open to a 34% 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. 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?
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: 0.66% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $63,180
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2521 Grays Creek Rd	0.00mi	6/2.0	2,340 (0%)	2mo	$63,000	$27	98

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $103,677
• Equity at exit: $191,887

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $314,771
• Equity at exit: $413,812

Cash invested: $59,640 (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 71423

• Home prices YoY: 13.4%
• Active inventory: 26
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$1,117
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-192

Break-even live

Break-even rent $1,645

Max offer price $179,039

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-132	+0% $-192	+5% $-253	+10% $-313
Rent	-10% $-303	-5% $-248	+0% $-192	+5% $-137	+10% $-81
Rate	-1.0pp $-85	-0.5pp $-138	base $-192	+0.5pp $-247	+1.0pp $-304

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $213,000 Active 31 DOM
2. 2026-06-19
   days on market $213,000 Active 28 DOM
3. 2026-06-18
   days on market $213,000 Active 27 DOM
4. 2026-06-17
   days on market $213,000 Active 26 DOM
5. 2026-06-16
   days on market $213,000 Active 25 DOM
6. 2026-06-15
   days on market $213,000 Active 24 DOM
7. 2026-06-14
   days on market $213,000 Active 22 DOM
8. 2026-06-13
   days on market $213,000 Active 21 DOM
9. 2026-06-10
   days on market $213,000 Active 19 DOM
10. 2026-06-09
    days on market $213,000 Active 18 DOM
11. 2026-06-08
    days on market $213,000 Active 17 DOM
12. 2026-06-07
    days on market $213,000 Active 16 DOM
13. 2026-06-05
    days on market $213,000 Active 13 DOM
14. 2026-06-02
    days on market $213,000 Active 11 DOM
15. 2026-06-01
    days on market $213,000 Active 10 DOM
16. 2026-05-31
    days on market $213,000 Active 9 DOM
17. 2026-05-30
    days on market $213,000 Active 8 DOM
18. 2026-05-22
    listed $213,000 Active
19. 2026-04-17
    soldstatus $63,000 Sold 887-char remark

    Show marketing remark (887 chars)

    This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer's premium (minimum $2,500) and subject to a reserve price as well as seller confirmation. Spacious 2015 manufactured home with 6 bedrooms, 2 baths, and 2,340 sq ft on 1 acre! This property offers an open floor plan with plenty of room for everyone. The large master suite features a walk-in closet, garden tub, and handicap-accessible shower. All bedrooms are generously sized, providing flexible living space for family, home office, or hobbies. With a full acre of land, this manufactured home gives you the freedom to enjoy outdoor living and plenty of space for gardens, play, or projects. A great opportunity to add your personal touch and create your dream home with lots of square footage at an affordable price.

20. 2026-03-13
    status Pending 887-char remark

    Show marketing remark (887 chars)

    This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer's premium (minimum $2,500) and subject to a reserve price as well as seller confirmation. Spacious 2015 manufactured home with 6 bedrooms, 2 baths, and 2,340 sq ft on 1 acre! This property offers an open floor plan with plenty of room for everyone. The large master suite features a walk-in closet, garden tub, and handicap-accessible shower. All bedrooms are generously sized, providing flexible living space for family, home office, or hobbies. With a full acre of land, this manufactured home gives you the freedom to enjoy outdoor living and plenty of space for gardens, play, or projects. A great opportunity to add your personal touch and create your dream home with lots of square footage at an affordable price.

21. 2026-02-19
    price $60,240 887-char remark

    Show marketing remark (887 chars)

    This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer's premium (minimum $2,500) and subject to a reserve price as well as seller confirmation. Spacious 2015 manufactured home with 6 bedrooms, 2 baths, and 2,340 sq ft on 1 acre! This property offers an open floor plan with plenty of room for everyone. The large master suite features a walk-in closet, garden tub, and handicap-accessible shower. All bedrooms are generously sized, providing flexible living space for family, home office, or hobbies. With a full acre of land, this manufactured home gives you the freedom to enjoy outdoor living and plenty of space for gardens, play, or projects. A great opportunity to add your personal touch and create your dream home with lots of square footage at an affordable price.

22. 2025-12-27
    price $99,120 887-char remark

    Show marketing remark (887 chars)

    This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer's premium (minimum $2,500) and subject to a reserve price as well as seller confirmation. Spacious 2015 manufactured home with 6 bedrooms, 2 baths, and 2,340 sq ft on 1 acre! This property offers an open floor plan with plenty of room for everyone. The large master suite features a walk-in closet, garden tub, and handicap-accessible shower. All bedrooms are generously sized, providing flexible living space for family, home office, or hobbies. With a full acre of land, this manufactured home gives you the freedom to enjoy outdoor living and plenty of space for gardens, play, or projects. A great opportunity to add your personal touch and create your dream home with lots of square footage at an affordable price.

23. 2025-11-22
    price $108,560 887-char remark

    Show marketing remark (887 chars)

    This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer's premium (minimum $2,500) and subject to a reserve price as well as seller confirmation. Spacious 2015 manufactured home with 6 bedrooms, 2 baths, and 2,340 sq ft on 1 acre! This property offers an open floor plan with plenty of room for everyone. The large master suite features a walk-in closet, garden tub, and handicap-accessible shower. All bedrooms are generously sized, providing flexible living space for family, home office, or hobbies. With a full acre of land, this manufactured home gives you the freedom to enjoy outdoor living and plenty of space for gardens, play, or projects. A great opportunity to add your personal touch and create your dream home with lots of square footage at an affordable price.

24. 2025-10-02
    listed $118,000 Active 887-char remark

    Show marketing remark (887 chars)

    This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer's premium (minimum $2,500) and subject to a reserve price as well as seller confirmation. Spacious 2015 manufactured home with 6 bedrooms, 2 baths, and 2,340 sq ft on 1 acre! This property offers an open floor plan with plenty of room for everyone. The large master suite features a walk-in closet, garden tub, and handicap-accessible shower. All bedrooms are generously sized, providing flexible living space for family, home office, or hobbies. With a full acre of land, this manufactured home gives you the freedom to enjoy outdoor living and plenty of space for gardens, play, or projects. A great opportunity to add your personal touch and create your dream home with lots of square footage at an affordable price.

25. 2021-05-03
    listed $195,000

ⓘ 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: $1,129 · $94/mo
• Projected year-2 tax: $1,172 · $98/mo
• Expected delta: +$43/yr (+$4/mo · 3.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% 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: $16,824
• − Mortgage interest: −$11,931
• − Property taxes: −$1,129
• − Insurance: −$1,065
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$6,196
• Taxable loss: −$6,189
• Est. tax savings @ 24.0%: +$1,485
• After-tax cash flow: $-821/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: Grant Parish
• NCES district ID: 2200690
• Math proficiency: 27% ▼ -41.00%
• Reading proficiency: 34% ▼ -40.00%
• Median HH income: $39,458
• Composite: 25.59/100
• National rank: #7420
• State rank: #43 of 98 in LA

Livability — Rock Hill

• Score: 58/100
• State rank: #294
• US rank: #20885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,058

Population outlook (Grant County) Hauer SSP2

• Today (2025): 22,478 people
• By 2030: 22,656 · +0.8%
• By 2040: 22,488 · +0.0%
• By 2050: 21,631 · -3.8%
• By 2075: 18,569 · -17.4%
• By 2100: 14,621 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Black 2%
• Common ancestry: Lithuanian 3% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+76.8) · D 11.0% · R 87.9% · Other 1.1%
• 2008→2024 swing: -13.4pp toward R · 2008: -63.5pp · 2024: -76.8pp
• All cycles: 2024: R+76.8 2020: R+74.1 2016: R+70.6 2012: R+65.3 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.30%
• Current HPI: 231.191
• 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

+9.2% since first listed

8 events — show timeline

• 2026-05-22 Listed $213,000 AcadianaMLS
• 2026-04-17 Sold (MLS) $63,000 AcadianaMLS
• 2026-03-13 Pending — AcadianaMLS
• 2026-02-19 Price Changed $60,240 AcadianaMLS
• 2025-12-27 Price Changed $99,120 AcadianaMLS
• 2025-11-22 Price Changed $108,560 AcadianaMLS
• 2025-10-02 Listed $118,000 AcadianaMLS
• 2021-05-03 Listed $195,000 AcadianaMLS

Property tax history

+2.1%/yr

Latest (2025): $1,129 · -4.9% YoY. Source: county tax records.