123 Wham Dr · Swartz, LA 71203

$210,000

4 bd · 2.0 ba · 2,040 sqft · Manufactured public records · 7 Days on market

Built 2021 Good condition 1.25 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 +12.4/30.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• DSCR +3.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this brand new double wide sitting on 1.25 acres of land. This home features 4 bedroom and 2 full baths. Tape and texture in living room and kitchen. Ac vents in the ceiling, Open floor plan. Bedroom 2 and 3 are very large rooms. Covered porch on the back to watch the wildlife in your yard every morning and afternoon. Brand new and move in ready.

Key facts

• 1.25 acre lot
• Built 2021
• Listed 7 days

Property features AI

Finance

• HOA & community: Homeowners association present (no listed association amenities)

Exterior

• Parking: Open parking on gravel
• Security: Smoke detector(s)
• Utilities: Public water; Private sewer; No natural gas available
• Home design: Manufactured home (double wide); One-story entry level
• Construction: Vinyl siding and Masonite exterior; Other exterior materials; Asphalt roof; Crawl space foundation; Built as a manufactured residence
• Exterior features: Landscaped, cleared lot; Unimproved road frontage and surface; No fencing

Interior

• Kitchen: Dishwasher; Microwave; Electric range
• Bedrooms: Four main-level bedrooms
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans throughout; Double-pane windows; Smoke detectors
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-35 ($-416/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (18.9% below list).
• Recommended offer: $170k (18.9% below list) — sets the bar for 1% rule.

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: crime C-, health & safety D, 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: East Ouachita Middle School (math 21% / reading 43%, grade F, #107 of 218 statewide, top 49%, 540 students, 69% FRL) — zoned schools average 69% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $25k; list at $210k implies a 740% gain — meaningful room to come down on a strong offer.

Recommended offer $170,321 (18.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 10.3

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-36,257
• Equity at exit: $31,312

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-34,490
• Equity at exit: $18,157

Cash invested: $58,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,703 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$191 /mo · $2,298/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-35

Break-even live

Break-even rent $1,747

Max offer price $203,871

Occupancy floor 97%

Sensitivity live

Price	-10% $84	-5% $25	+0% $-35	+5% $-94	+10% $-154
Rent	-10% $-169	-5% $-102	+0% $-35	+5% $33	+10% $100
Rate	-1.0pp $71	-0.5pp $19	base $-35	+0.5pp $-89	+1.0pp $-144

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   statusdays on market $210,000 Pending 7 DOM
2. 2026-06-10
   days on market $210,000 Active 6 DOM
3. 2026-06-09
   days on market $210,000 Active 5 DOM
4. 2026-06-08
   days on market $210,000 Active 4 DOM
5. 2026-06-07
   remarks 693-char remark
6. 2026-06-07
   listed $210,000 Active 3 DOM

ⓘ 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: $2,298 · $191/mo
• Projected year-2 tax: $2,298 · $191/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,439
• − Mortgage interest: −$11,763
• − Property taxes: −$2,298
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$6,109
• Taxable loss: −$4,052
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $556/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 4-bedroom, 2-bath home on 1.25 acres is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minimal repairs. The home is move-in ready and has good curb appeal.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space
• Rental ceiling fans — improves air circulation and comfort

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Rental ceiling fans — improves air circulation and comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+740.0% since first listed

6 events — show timeline

• 2026-06-04 Listed $210,000 NELABOR
• 2022-04-23 Delisted — NELABOR
• 2022-04-22 Sold (MLS) — NELABOR
• 2022-03-24 Delisted — NELABOR
• 2021-07-06 Listed $188,000 NELABOR
• 2021-06-08 Sold (Public Records) $25,000 Public Records

Property tax history

+53.6%/yr

Latest (2025): $2,298 · -0.7% YoY. Source: county tax records.