7715 Jackson Dr · Collinston, LA 71229

$119,000

3 bd · 2.0 ba · 1,235 sqft · Manufactured public records · 25 Days on market

Built 2002 4.29 ac lot

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Why this score? — see what drove the C- 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 +18.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +5.8/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Schools +1.1/10.0

Listing remarks

Great opportunity to own two homes on a beautiful 4 acre corner lot in desirable area! One home is a 3/2 and move in ready, the other is a Double Wide that needs some work but could be made into a great place to live or flip! Would be a great place for potential profits or use one for Mother-N-Law! One unit has fenced yard, garden area, covered parking and patio! So much for the money!!! Schedule your showing today!

Key facts

• Garden area
• Covered parking
• Fenced yard

Tags

• CORNER LOT
• FENCED YARD
• GARDEN AREA
• COVERED PARKING
• PATIO

Property features AI

Finance

• Other: Lot size approximately 4.29 acres
• HOA & community: No association amenities

Exterior

• Parking: 1-car garage; Carport; Open parking (gravel)
• Utilities: Public water; Septic tank sewer; Natural gas not available
• Home design: Residential mobile home; Single wide and double wide body types; One level; Entry at ground level
• Construction: Metal siding; Asphalt and metal roof
• Exterior features: Garden; Landscaped yard; Corner lot; Covered patio/porch; Chain link fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Range hood; Electric cooktop; Electric range; Electric water heater
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Electric heating; Central air; Ceiling fans; Wall/window air conditioning units
• Interior features: Ceiling fans; Walk-in closets; Double pane windows with blinds; Fireplace in the living room; Crawl space basement
• Laundry & utility: Washer/dryer hookup (electric water heater noted)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $114 ($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 $104k (12.8% below list).
• Recommended offer: $104k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 46/100 on livability (#451 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime F.
• Morehouse Parish (town): math 10% / reading 19% proficiency, ranked #83 of 98 in LA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 11 units permitted in Morehouse Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $3k appreciation (2.6% local appreciation)).
• Morehouse County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

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 $103,819 (12.8% 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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.57×
• Total profit: $18,864
• Equity at exit: $50,691

10-year hold

• IRR: 12.7%
• Equity multiple: 2.81×
• Total profit: $60,310
• Equity at exit: $75,997

Cash invested: $33,320 (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 71229

• Home prices YoY: 2.3%
• Active inventory: 8
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $114

Break-even live

Break-even rent $894

Max offer price $119,000

Occupancy floor 84%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $119,000 Active 25 DOM
2. 2026-06-18
   days on market $119,000 Active 24 DOM
3. 2026-06-17
   days on market $119,000 Active 23 DOM
4. 2026-06-16
   days on market $119,000 Active 22 DOM
5. 2026-06-15
   days on market $119,000 Active 21 DOM
6. 2026-06-14
   days on market $119,000 Active 19 DOM
7. 2026-06-13
   days on market $119,000 Active 18 DOM
8. 2026-06-10
   days on market $119,000 Active 16 DOM
9. 2026-06-09
   days on market $119,000 Active 15 DOM
10. 2026-06-08
    days on market $119,000 Active 14 DOM
11. 2026-06-07
    days on market $119,000 Active 13 DOM
12. 2026-06-05
    days on market $119,000 Active 10 DOM
13. 2026-06-03
    days on market $119,000 Active 9 DOM
14. 2026-06-02
    days on market $119,000 Active 8 DOM
15. 2026-06-01
    days on market $119,000 Active 7 DOM
16. 2026-05-31
    days on market $119,000 Active 6 DOM
17. 2026-05-30
    days on market $119,000 Active 5 DOM
18. 2026-05-23
    listed $119,000 Active

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $654 · $55/mo
• Expected delta: +$259/yr (+$22/mo · 65.3%)

ⓘ 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 · 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: $12,458
• − Mortgage interest: −$6,666
• − Property taxes: −$396
• − Insurance: −$595
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$3,462
• Taxable loss: −$654
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,519/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: Morehouse Parish
• NCES district ID: 2201110
• Math proficiency: 10% ▼ -29.00%
• Reading proficiency: 19% ▼ -29.00%
• Median HH income: $30,482
• Composite: 11.46/100
• National rank: #9704
• State rank: #83 of 98 in LA

Livability — Collinston

• Score: 46/100
• State rank: #451
• US rank: #26513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,462

Population outlook (Morehouse County) Hauer SSP2

• Today (2025): 23,631 people
• By 2030: 22,114 · -6.4%
• By 2040: 19,203 · -18.7%
• By 2050: 16,698 · -29.3%
• By 2075: 11,998 · -49.2%
• By 2100: 8,622 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 27% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Morehouse

• 2024 margin: R (+19.4) · D 39.7% · R 59.0% · Other 1.3%
• 2008→2024 swing: -8.3pp toward R · 2008: -11.1pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+13.5 2016: R+11.4 2012: R+5.6 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.58%
• Current HPI: 115.1058
• 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

1 event — show timeline

• 2026-05-23 Listed $119,000 NELABOR

Property tax history

+1.3%/yr

Latest (2024): $396 · -0.2% YoY. Source: county tax records.