322 Gregory Rd · Columbia, LA 71418

$175,000

4 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 44 Days on market

Built 2015 5.01 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).

• Cash flow +9.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +2.9/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.1/10.0

Listing remarks

Enjoy the peaceful country atmosphere on 5.01 acres with 4 bedrooms, 2 bath home that offers plenty of space inside and out. The large den flows into the kitchen with an island creating a comfortable layout for everyday living. Features include a screened-in porch, separate open patio and fire pit area. Inside offers a spacious primary suite with a walk-in closet, a large shower and soaking tub. It also has a generous laundry room. .

Key facts

• 5.01 acre lot
• 2 garage spots
• Built 2015

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached garage; 2 garage spaces; Gravel driveway
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Natural gas not available
• Home design: Manufactured / modular residential home; Double wide body type; One-level home (entry level 1, single story)
• Construction: Masonite exterior; Pillar/post/pier foundation; Asphalt roof; Built as a manufactured/modular home
• Exterior features: Screened patio/porch; Storage building/other structure; Irregular, wooded and cleared lot; Paved road access; No fencing

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fan(s) (also listed under interior features)
• Interior features: Ceiling fans; Walk-in closet(s); Double pane windows with blinds; Free-standing fireplace in family room; Crawl space foundation access
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (28.5% below list).
• Recommended offer: $125k (28.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#286 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D, health & safety D, amenities F.
• Caldwell Parish (rural): math 17% / reading 34% proficiency, ranked #59 of 98 in LA (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 9 units permitted in Caldwell Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• Caldwell County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, 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 44 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $150k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,151 (28.5% 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 44 days. Have you received any prior offers? Is the seller open to a 28% 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. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.49×
• Total profit: $24,067
• Equity at exit: $90,223

10-year hold

• IRR: 10.1%
• Equity multiple: 2.71×
• Total profit: $83,856
• Equity at exit: $148,774

Cash invested: $49,000 (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 71418

• Home prices YoY: 3.0%
• Active inventory: 23
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-123

Break-even live

Break-even rent $1,407

Max offer price $153,320

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $175,000 Active 44 DOM
2. 2026-06-18
   days on market $175,000 Active 43 DOM
3. 2026-06-17
   days on market $175,000 Active 42 DOM
4. 2026-06-16
   days on market $175,000 Active 41 DOM
5. 2026-06-15
   days on market $175,000 Active 40 DOM
6. 2026-06-14
   days on market $175,000 Active 38 DOM
7. 2026-06-13
   days on market $175,000 Active 37 DOM
8. 2026-06-10
   days on market $175,000 Active 35 DOM
9. 2026-06-09
   days on market $175,000 Active 34 DOM
10. 2026-06-08
    days on market $175,000 Active 33 DOM
11. 2026-06-07
    days on market $175,000 Active 32 DOM
12. 2026-06-03
    days on market $175,000 Active 28 DOM
13. 2026-06-02
    days on market $175,000 Active 27 DOM
14. 2026-06-01
    days on market $175,000 Active 26 DOM
15. 2026-05-31
    days on market $175,000 Active 25 DOM
16. 2026-05-30
    days on market $175,000 Active 24 DOM
17. 2026-05-06
    listed $175,000 Active 437-char remark
18. 2025-09-25
    listed $175,000 Active
19. 2024-09-05
    soldstatus $150,000
20. 2019-08-18
    listed $165,000

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $1,449 · $121/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 ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,018
• − Mortgage interest: −$9,803
• − Property taxes: −$1,449
• − Insurance: −$875
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$5,091
• Taxable loss: −$4,603
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $-368/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: Caldwell Parish
• NCES district ID: 2200360
• Math proficiency: 17% ▼ -36.00%
• Reading proficiency: 34% ▼ -37.00%
• Median HH income: $35,994
• Composite: 21.07/100
• National rank: #8444
• State rank: #59 of 98 in LA

Livability — Columbia

• Score: 58/100
• State rank: #286
• US rank: #20623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,351

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 9,826 people
• By 2030: 9,663 · -1.7%
• By 2040: 9,352 · -4.8%
• By 2050: 9,053 · -7.9%
• By 2075: 8,311 · -15.4%
• By 2100: 7,237 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 6% Estonian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+72.5) · D 13.4% · R 85.9%
• 2008→2024 swing: -19.9pp toward R · 2008: -52.7pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+67.8 2016: R+64.7 2012: R+55.6 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.15%
• Current HPI: 140.9489
• 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

+6.1% since first listed

4 events — show timeline

• 2026-05-06 Listed $175,000 NELABOR
• 2025-09-25 Listed $175,000 NELABOR
• 2024-09-05 Sold (Public Records) $150,000 Public Records
• 2019-08-18 Listed $165,000 NELABOR

Property tax history

+9.6%/yr

Latest (2025): $1,449 · +1.8% YoY. Source: county tax records.