119 Sandy Ridge Rd · Eros, LA 71238

$188,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 34 Days on market

Built 2002 1.52 ac lot Est $196k · at est.

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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 +10.3/30.0
• ARV discount +9.3/15.0
• Appreciation +7.1/10.0
• Schools +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks

Welcome to 119 Sandy Ridge Rd in Eros, Louisiana, a 4-bedroom, 2-bathroom home with two living spaces and a primary with an adjoining flex space, all situated on 1.52 acres. Located in the West Ouachita School zone, you'll love how much space and storage this home provides. The living area features plenty of space, lots of natural light and a built-in entertainment console with hidden cord management. The kitchen offers ample cabinet storage, generous counter space, an island for extra prep space and a large walk-in pantry. Off the dining space is a second living room featuring a stone fireplace. With a split-floor plan, the primary suite offers plenty of space with adjoining flex space, pe

Key facts

• Corner garden tub
• Two living spaces
• Split-floor plan

Tags

• TWO LIVING SPACES
• BUILT-IN ENTERTAINMENT CONSOLE
• LARGE WALK-IN PANTRY
• STONE FIREPLACE
• SPLIT-FLOOR PLAN
• CORNER GARDEN TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $188k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (32.8% below list).
• Recommended offer: $126k (32.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#424 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, crime F, amenities F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Calhoun Elementary School (519 students, 57% FRL); Calhoun Middle School (math 36% / reading 52%, grade D, #51 of 218 statewide, top 24%, 491 students, 57% FRL); West Ouachita High School (math 36% / reading 47%, grade F, #71 of 265 statewide, top 27%, 1,080 students, 54% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 32 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.2% local appreciation)).
• By year 4, 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 34 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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, 69% 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 $126,270 (32.8% 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 34 days. Have you received any prior offers? Is the seller open to a 33% 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. 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: 0.67% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $195,776
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Sandy Ridge Rd	0.00mi	4/2.0	2,052 (-4%)	1mo	$188,000	$92	93
167 Newt Coon Rd	0.67mi	4/2.0	2,400 (+13%)	15mo	$190,000	$79	35

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

Projected returns pro-forma

4.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.55×
• Total profit: $28,850
• Equity at exit: $98,120

10-year hold

• IRR: 10.8%
• Equity multiple: 2.84×
• Total profit: $96,719
• Equity at exit: $162,760

Cash invested: $52,640 (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 71238

• Home prices YoY: 1.6%
• Active inventory: 32
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-102

Break-even live

Break-even rent $1,391

Max offer price $170,067

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-48	+0% $-102	+5% $-155	+10% $-208
Rent	-10% $-201	-5% $-151	+0% $-102	+5% $-52	+10% $-2
Rate	-1.0pp $-7	-0.5pp $-54	base $-102	+0.5pp $-150	+1.0pp $-200

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-16
   status Pending
2. 2026-04-16
   price $188,000
3. 2026-04-02
   price $182,500
4. 2026-03-13
   listed $190,000 Active
5. 2011-09-13
   soldstatus
6. 2010-12-01
   listed $89,900

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: +$616/yr (+$51/mo · 147.5%)

ⓘ 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 ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $15,152
• − Mortgage interest: −$10,531
• − Property taxes: −$418
• − Insurance: −$940
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$5,469
• Taxable loss: −$4,630
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $-107/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Eros

• Score: 50/100
• State rank: #424
• US rank: #25540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,399

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Italian 4% Danish 3%
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.25%
• Current HPI: 266.596
• 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

+109.1% since first listed

6 events — show timeline

• 2026-04-16 Pending — NELABOR
• 2026-04-16 Price Changed $188,000 NELABOR
• 2026-04-02 Price Changed $182,500 NELABOR
• 2026-03-13 Listed $190,000 NELABOR
• 2011-09-13 Sold (Public Records) — Public Records
• 2010-12-01 Listed $89,900 NELABOR

Property tax history

-5.8%/yr

Latest (2025): $418 · -1.2% YoY. Source: county tax records.