112 Dirt Ln · Claiborne, LA 71292

$198,000

3 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 42 Days on market

Built 2010 1.31 ac lot $103/sqft · 11% above area Est $190k · at est.

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Why this score? — see what drove the F 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 +10.9/30.0
• ARV discount +5.6/15.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newly remodeled 64x32 "Double Wide" Manufactured Sunshine Home, on 1.3 acre corner lot in a Double Wide Subdivision, has a Gorgeous Kitchen with an Island; Master Bedroom has a Garden Tub with a Separate Shower, Double Sinks, and a Huge Walk-in Closet. Crown Molding runs throughout the home. 2nd bath has a Tub and Shower Combination. There is also a large Utility Room. Outside there are Front & Back Decks and a Nice Size Pond. Handicap accessible. Eligible for Rural Development, FHA and VA financing available. All measurements are approximate and to be verified by buyer/agent

Key facts

• 1.31 acre lot
• Listed 41 days

Property features AI

Finance

• Other: Directions provided by listing: West on New Natchitoches Road; Turn left on Puckett Lake Road; Take a right on dirt lane; 1st house on the right
• HOA & community: No association amenities

Exterior

• Parking: Open parking on a gravel surface
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Natural gas not available
• Home design: Manufactured home (residential); One level; Entry level: 1
• Construction: Vinyl siding; Asphalt roof; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Landscaped yard; Corner lot; Pond / on waterfront

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Walk-in closets; Double pane windows; Accessible entrance; Carbon monoxide detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $198k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (28.6% below list).
• Recommended offer: $141k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Claiborne — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#109 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools D+, crime D+, 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: 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/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

• It's been on market 42 days — a 3% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $141,434 (28.6% 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 42 days. Have you received any prior offers? Is the seller open to a 29% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 11.7

CMA / ARV

• ARV (median comp): $190,000
• List price: $198,000
• Delta: 4.21%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-37,726
• Equity at exit: $29,522

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-40,335
• Equity at exit: $17,119

Cash invested: $55,440 (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 71292

• Home prices YoY: -22.1%
• Active inventory: 195
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-87

Break-even live

Break-even rent $1,525

Max offer price $182,573

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-31	+0% $-87	+5% $-143	+10% $-199
Rent	-10% $-199	-5% $-143	+0% $-87	+5% $-31	+10% $24
Rate	-1.0pp $12	-0.5pp $-37	base $-87	+0.5pp $-139	+1.0pp $-191

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
196 Phillips Rd West Monroe, LA	4.0	3.5	2605	$3,500	$1.34	44d	1	1.49mi

Listing history 26 events

1. 2026-06-19
   days on market $198,000 Active 42 DOM
2. 2026-06-18
   days on market $198,000 Active 41 DOM
3. 2026-06-17
   days on market $198,000 Active 40 DOM
4. 2026-06-16
   days on market $198,000 Active 39 DOM
5. 2026-06-15
   days on market $198,000 Active 38 DOM
6. 2026-06-14
   days on market $198,000 Active 36 DOM
7. 2026-06-13
   days on market $198,000 Active 35 DOM
8. 2026-06-10
   days on market $198,000 Active 33 DOM
9. 2026-06-09
   days on market $198,000 Active 32 DOM
10. 2026-06-08
    days on market $198,000 Active 31 DOM
11. 2026-06-07
    days on market $198,000 Active 30 DOM
12. 2026-06-03
    days on market $198,000 Active 26 DOM
13. 2026-06-02
    days on market $198,000 Active 25 DOM
14. 2026-06-01
    days on market $198,000 Active 24 DOM
15. 2026-05-31
    days on market $198,000 Active 23 DOM
16. 2026-05-30
    days on market $198,000 Active 22 DOM
17. 2026-05-08
    listed $205,000 Active 902-char remark
18. 2023-08-18
    soldstatus Closed

    Show marketing remark (603 chars)

    This newly remodeled 64x32 "Double Wide" Manufactured Sunshine Home, on 1.3 acre corner lot in a Double Wide Subdivision, has a Gorgeous Kitchen with an Island; Master Bedroom has a Garden Tub with a Separate Shower, Double Sinks, and a Huge Walk-in Closet. Crown Molding runs throughout the home. 2nd bath has a Tub and Shower Combination. There is also a large Utility Room. Outside there are Front & Back Decks and a Nice Size Pond. Handicap accessible. Eligible for Rural Development, FHA and VA financing available. All measurements are approximate and to be verified by buyer/agent

19. 2023-08-18
    soldstatus $182,000

    Show marketing remark (603 chars)

    This newly remodeled 64x32 "Double Wide" Manufactured Sunshine Home, on 1.3 acre corner lot in a Double Wide Subdivision, has a Gorgeous Kitchen with an Island; Master Bedroom has a Garden Tub with a Separate Shower, Double Sinks, and a Huge Walk-in Closet. Crown Molding runs throughout the home. 2nd bath has a Tub and Shower Combination. There is also a large Utility Room. Outside there are Front & Back Decks and a Nice Size Pond. Handicap accessible. Eligible for Rural Development, FHA and VA financing available. All measurements are approximate and to be verified by buyer/agent

20. 2023-07-11
    status Pending

    Show marketing remark (603 chars)

    This newly remodeled 64x32 "Double Wide" Manufactured Sunshine Home, on 1.3 acre corner lot in a Double Wide Subdivision, has a Gorgeous Kitchen with an Island; Master Bedroom has a Garden Tub with a Separate Shower, Double Sinks, and a Huge Walk-in Closet. Crown Molding runs throughout the home. 2nd bath has a Tub and Shower Combination. There is also a large Utility Room. Outside there are Front & Back Decks and a Nice Size Pond. Handicap accessible. Eligible for Rural Development, FHA and VA financing available. All measurements are approximate and to be verified by buyer/agent

21. 2023-04-14
    status Active

    Show marketing remark (603 chars)

    This newly remodeled 64x32 "Double Wide" Manufactured Sunshine Home, on 1.3 acre corner lot in a Double Wide Subdivision, has a Gorgeous Kitchen with an Island; Master Bedroom has a Garden Tub with a Separate Shower, Double Sinks, and a Huge Walk-in Closet. Crown Molding runs throughout the home. 2nd bath has a Tub and Shower Combination. There is also a large Utility Room. Outside there are Front & Back Decks and a Nice Size Pond. Handicap accessible. Eligible for Rural Development, FHA and VA financing available. All measurements are approximate and to be verified by buyer/agent

22. 2023-03-29
    price $195,000

    Show marketing remark (603 chars)

    This newly remodeled 64x32 "Double Wide" Manufactured Sunshine Home, on 1.3 acre corner lot in a Double Wide Subdivision, has a Gorgeous Kitchen with an Island; Master Bedroom has a Garden Tub with a Separate Shower, Double Sinks, and a Huge Walk-in Closet. Crown Molding runs throughout the home. 2nd bath has a Tub and Shower Combination. There is also a large Utility Room. Outside there are Front & Back Decks and a Nice Size Pond. Handicap accessible. Eligible for Rural Development, FHA and VA financing available. All measurements are approximate and to be verified by buyer/agent

23. 2022-09-29
    price $197,000

    Show marketing remark (603 chars)

    This newly remodeled 64x32 "Double Wide" Manufactured Sunshine Home, on 1.3 acre corner lot in a Double Wide Subdivision, has a Gorgeous Kitchen with an Island; Master Bedroom has a Garden Tub with a Separate Shower, Double Sinks, and a Huge Walk-in Closet. Crown Molding runs throughout the home. 2nd bath has a Tub and Shower Combination. There is also a large Utility Room. Outside there are Front & Back Decks and a Nice Size Pond. Handicap accessible. Eligible for Rural Development, FHA and VA financing available. All measurements are approximate and to be verified by buyer/agent

24. 2022-04-18
    price $199,000

    Show marketing remark (603 chars)

    This newly remodeled 64x32 "Double Wide" Manufactured Sunshine Home, on 1.3 acre corner lot in a Double Wide Subdivision, has a Gorgeous Kitchen with an Island; Master Bedroom has a Garden Tub with a Separate Shower, Double Sinks, and a Huge Walk-in Closet. Crown Molding runs throughout the home. 2nd bath has a Tub and Shower Combination. There is also a large Utility Room. Outside there are Front & Back Decks and a Nice Size Pond. Handicap accessible. Eligible for Rural Development, FHA and VA financing available. All measurements are approximate and to be verified by buyer/agent

25. 2022-04-01
    listed $210,000 Active

    Show marketing remark (603 chars)

    This newly remodeled 64x32 "Double Wide" Manufactured Sunshine Home, on 1.3 acre corner lot in a Double Wide Subdivision, has a Gorgeous Kitchen with an Island; Master Bedroom has a Garden Tub with a Separate Shower, Double Sinks, and a Huge Walk-in Closet. Crown Molding runs throughout the home. 2nd bath has a Tub and Shower Combination. There is also a large Utility Room. Outside there are Front & Back Decks and a Nice Size Pond. Handicap accessible. Eligible for Rural Development, FHA and VA financing available. All measurements are approximate and to be verified by buyer/agent

26. 2010-05-19
    listed $129,900

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,089 · $91/mo
• Expected delta: +$83/yr (+$7/mo · 8.3%)

ⓘ 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 (unshaded) · 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 67% 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: $16,972
• − Mortgage interest: −$11,091
• − Property taxes: −$1,006
• − Insurance: −$990
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$5,760
• Taxable loss: −$4,590
• Est. tax savings @ 24.0%: +$1,102
• After-tax cash flow: $54/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 — Claiborne

• Score: 67/100
• State rank: #109
• US rank: #10626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• Metro: Monroe, LA
• Population (ZIP): 22,935
• Household income: $51,355
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1027.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 20% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -53.78%
• Current HPI: 189.9135
• 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

+52.4% since first listed

11 events — show timeline

• 2026-05-23 Price Changed $198,000 NELABOR
• 2026-05-08 Listed $205,000 NELABOR
• 2023-08-18 Sold (Public Records) $182,000 Public Records
• 2023-08-18 Sold (MLS) — NELABOR
• 2023-07-11 Pending — NELABOR
• 2023-04-14 Relisted — NELABOR
• 2023-03-29 Price Changed $195,000 NELABOR
• 2022-09-29 Price Changed $197,000 NELABOR
• 2022-04-18 Price Changed $199,000 NELABOR
• 2022-04-01 Listed $210,000 NELABOR
• 2010-05-19 Listed $129,900 NELABOR

Property tax history

+0.1%/yr

Latest (2025): $1,006 · -1.2% YoY. Source: county tax records.