12941 Hwy 113 Hwy · Reeves, LA 70658

$117,000

3 bd · 3.0 ba · 1,216 sqft · Manufactured · 86 Days on market

Built 2021 5.10 ac lot ↓ 26% since listing

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Why this score? — see what drove the B- 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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The PERFECT SET-UP!! Welcome to this modern farmhouse manufactured home, perfectly nestled on a generous 5-acre plot that promises both privacy and picturesque views. This turn-key beautifully designed 3-bedroom & 2-bathroom home blends rustic charm with modern amenities. This property features NO CARPET, crown-molding throughout home, recessed lighting, vinyl wood flooring, and STAINLESS STEEL kitchen appliances that remain with the home. Exterior of the home, you will find a gravel driveway, covered carport, covered back patio, barn/outbuilding, pond, and a creek through the backside of the property. 5 more acres with a tiny home & 30x50 shop available next to property (SWL24002787). Don't miss out on ALL this property has to offer, schedule a showing today! All measurements are M/L.

Key facts

• 5.1 acres
• 5.1 acre lot
• Built 2021

Tags

• 5.1 ACRES
• PEACEFUL COUNTRY SETTING

Property features AI

Exterior

• Utilities: Public water; Private sewer; Electricity available; Cable available; Phone service available; Sewer available; Water available
• Home design: Manufactured house; Single-story
• Construction: Mobile home
• Exterior features: Property has a view; Approximately 5.1 acres

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $117k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#341 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Allen Parish (rural): math 26% / reading 42% proficiency, ranked #36 of 98 in LA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 46 units permitted in Allen Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($809 loan paydown + $4k appreciation (3.0% local appreciation)).
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $109,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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: 1.24% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.1%
• Equity multiple: 2.20×
• Total profit: $39,336
• Equity at exit: $52,608

10-year hold

• IRR: 22.2%
• Equity multiple: 4.19×
• Total profit: $104,643
• Equity at exit: $81,076

Cash invested: $32,760 (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 70658

• Active inventory: 18
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $396

Break-even live

Break-even rent $954

Max offer price $117,000

Occupancy floor 68%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   status $117,000 Pending 86 DOM
2. 2026-06-18
   days on market $117,000 Active 86 DOM
3. 2026-06-17
   days on market $117,000 Active 85 DOM
4. 2026-06-16
   days on market $117,000 Active 84 DOM
5. 2026-06-15
   days on market $117,000 Active 83 DOM
6. 2026-06-13
   days on market $117,000 Active 81 DOM
7. 2026-06-12
   days on market $117,000 Active 80 DOM
8. 2026-06-09
   days on market $117,000 Active 77 DOM
9. 2026-06-08
   days on market $117,000 Active 76 DOM
10. 2026-06-07
    days on market $117,000 Active 75 DOM
11. 2026-06-07
    days on market $117,000 Active 74 DOM
12. 2026-06-04
    days on market $117,000 Active 71 DOM
13. 2026-06-02
    days on market $117,000 Active 70 DOM
14. 2026-06-01
    days on market $117,000 Active 69 DOM
15. 2026-05-31
    days on market $117,000 Active 68 DOM
16. 2026-05-31
    days on market $117,000 Active 67 DOM
17. 2026-05-20
    status Active
18. 2026-05-20
    price $117,000
19. 2026-05-13
    status Pending
20. 2026-04-18
    price $127,000
21. 2026-03-16
    listed $137,000 Active
22. 2024-06-28
    soldstatus 808-char remark

    Show marketing remark (808 chars)

    The PERFECT SET-UP!! Welcome to this modern farmhouse manufactured home, perfectly nestled on a generous 5-acre plot that promises both privacy and picturesque views. This turn-key beautifully designed 3-bedroom & 2-bathroom home blends rustic charm with modern amenities. This property features NO CARPET, crown-molding throughout home, recessed lighting, vinyl wood flooring, and STAINLESS STEEL kitchen appliances that remain with the home. Exterior of the home, you will find a gravel driveway, covered carport, covered back patio, barn/outbuilding, pond, and a creek through the backside of the property. 5 more acres with a tiny home & 30x50 shop available next to property (SWL24002787). Don't miss out on ALL this property has to offer, schedule a showing today! All measurements are M/L.

23. 2024-04-24
    listed $158,000 808-char remark

    Show marketing remark (808 chars)

    The PERFECT SET-UP!! Welcome to this modern farmhouse manufactured home, perfectly nestled on a generous 5-acre plot that promises both privacy and picturesque views. This turn-key beautifully designed 3-bedroom & 2-bathroom home blends rustic charm with modern amenities. This property features NO CARPET, crown-molding throughout home, recessed lighting, vinyl wood flooring, and STAINLESS STEEL kitchen appliances that remain with the home. Exterior of the home, you will find a gravel driveway, covered carport, covered back patio, barn/outbuilding, pond, and a creek through the backside of the property. 5 more acres with a tiny home & 30x50 shop available next to property (SWL24002787). Don't miss out on ALL this property has to offer, schedule a showing today! All measurements are M/L.

ⓘ 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: $1,100 · $92/mo
• Projected year-2 tax: $1,100 · $92/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,475
• − Mortgage interest: −$6,554
• − Property taxes: −$1,100
• − Insurance: −$585
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$3,404
• Taxable income: $3,037
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $4,029/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: Allen Parish
• NCES district ID: 2200060
• Math proficiency: 26% ▼ -46.00%
• Reading proficiency: 42% ▼ -39.00%
• Median HH income: $39,440
• Composite: 28.45/100
• National rank: #6751
• State rank: #36 of 98 in LA

Livability — Reeves

• Score: 56/100
• State rank: #341
• US rank: #22856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 896
• Population (ZIP): 896

Population outlook (Allen County) Hauer SSP2

• Today (2025): 25,056 people
• By 2030: 24,668 · -1.5%
• By 2040: 23,964 · -4.4%
• By 2050: 23,166 · -7.5%
• By 2075: 21,285 · -15.1%
• By 2100: 15,904 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 6% Slovak 2% Serbian 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -24.7pp toward R · 2008: -36.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+55.7 2016: R+51.5 2012: R+41.7 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-25.9% since first listed

7 events — show timeline

• 2026-05-20 Relisted — SWLAR
• 2026-05-20 Price Changed $117,000 SWLAR
• 2026-05-13 Pending — SWLAR
• 2026-04-18 Price Changed $127,000 SWLAR
• 2026-03-16 Listed $137,000 SWLAR
• 2024-06-28 Sold (MLS) — SWLAR
• 2024-04-24 Listed $158,000 SWLAR

Property tax history

+0.1%/yr

Latest (2025): $1,100 · +0.1% YoY. Source: county tax records.