137 Baby Bee Ln · Swartz, LA 71203

$179,900

4 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 8 Days on market

Built 2014 1.62 ac lot Est $152k · 18% 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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bed 2 Bath DWMH on 1.62 acres in the Country. Located off of 594 makes it close to Swartz and Sterlington. ServiceLinkAuction.com

Key facts

• Fully renovated
• New ac unit
• Fresh landscaping

Tags

• FULLY RENOVATED
• NEW AC UNIT
• LUXURY VINYL PLANK FLOORING
• FRESH INTERIOR PAINT
• FRESH LANDSCAPING
• NEW GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Natural gas not available
• Home design: Manufactured home (double wide); Single-story, entry level 1
• Construction: Vinyl siding
• Exterior features: Rain gutters; Shed(s); Landscaped and cleared lot

Interior

• Kitchen: Dishwasher; Refrigerator; Range hood; Electric range
• Bedrooms: 4 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Walk-in closets; Double pane windows with blinds; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/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 $171k (5.1% below list).
• Recommended offer: $171k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 6.2% in Swartz — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#184 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, health & safety D.
• 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.
• Market conditions: 437 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($52k/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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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, 78% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,781 (5.1% 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. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $152,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Barnes Rd	0.12mi	3/2.0 (-1)	1,847 (-3%)	15mo	$148,000	$80	72

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-14,052
• Equity at exit: $26,824

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $7,054
• Equity at exit: $15,554

Cash invested: $50,372 (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 71203

• Home prices YoY: -32.4%
• Active inventory: 437
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $238

Break-even live

Break-even rent $1,407

Max offer price $179,900

Occupancy floor 81%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-04-20
   listed $179,900 Active
3. 2026-03-27
   soldstatus Closed 131-char remark

   Show marketing remark (131 chars)

   4 Bed 2 Bath DWMH on 1.62 acres in the Country. Located off of 594 makes it close to Swartz and Sterlington. ServiceLinkAuction.com

4. 2026-03-10
   status Pending 131-char remark

   Show marketing remark (131 chars)

   4 Bed 2 Bath DWMH on 1.62 acres in the Country. Located off of 594 makes it close to Swartz and Sterlington. ServiceLinkAuction.com

5. 2026-02-23
   price $56,250 131-char remark

   Show marketing remark (131 chars)

   4 Bed 2 Bath DWMH on 1.62 acres in the Country. Located off of 594 makes it close to Swartz and Sterlington. ServiceLinkAuction.com

6. 2025-12-27
   price $88,200 131-char remark

   Show marketing remark (131 chars)

   4 Bed 2 Bath DWMH on 1.62 acres in the Country. Located off of 594 makes it close to Swartz and Sterlington. ServiceLinkAuction.com

7. 2025-11-25
   price $96,600 131-char remark

   Show marketing remark (131 chars)

   4 Bed 2 Bath DWMH on 1.62 acres in the Country. Located off of 594 makes it close to Swartz and Sterlington. ServiceLinkAuction.com

8. 2025-10-14
   listed $105,000 Active 131-char remark

   Show marketing remark (131 chars)

   4 Bed 2 Bath DWMH on 1.62 acres in the Country. Located off of 594 makes it close to Swartz and Sterlington. ServiceLinkAuction.com

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,114 · $93/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 · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,494
• − Mortgage interest: −$10,077
• − Property taxes: −$1,114
• − Insurance: −$900
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$5,233
• Taxable loss: −$110
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $2,882/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 — Swartz

• Score: 64/100
• State rank: #184
• US rank: #14862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swartz, LA
• County: Ouachita Parish · 118,340 people
• Metro: Monroe, LA
• Population (ZIP): 38,354
• Household income: $52,326
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2085.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 48% White 45% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -99.01%
• Current HPI: 206.1948
• Rent YoY: —
• Metro: Monroe, 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

+71.3% since first listed

8 events — show timeline

• 2026-04-29 Pending — NELABOR
• 2026-04-20 Listed $179,900 NELABOR
• 2026-03-27 Sold (MLS) — NELABOR
• 2026-03-10 Pending — NELABOR
• 2026-02-23 Price Changed $56,250 NELABOR
• 2025-12-27 Price Changed $88,200 NELABOR
• 2025-11-25 Price Changed $96,600 NELABOR
• 2025-10-14 Listed $105,000 NELABOR

Property tax history

+0.7%/yr

Latest (2025): $1,114 · -0.7% YoY. Source: county tax records.