259 Kings Cir · Frierson, LA 71032

$159,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 119 Days on market

Built 2006 1.43 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Livability +2.1/5.0

Listing remarks

3 bed, 2 bath home offering 1,680 sq ft on 1.43 acres in Grand Cane located in the desirable North DeSoto School District. This property features great outdoor storage with a large 2-car carport-storage building plus an additional enclosed shed. Inside, you’ll find no carpet and a comfortable, functional layout with an easy flow from the living room into the kitchen. The kitchen includes an eat-in dining area, breakfast bar, pantry, and a utility room just off the kitchen with direct access to the covered back deck, perfect for relaxing or entertaining. Bedrooms are generously sized, and the primary suite offers a private ensuite bath with separate jetted tub and shower. With plenty o

Key facts

• Pantry
• Utility room
• Eat in dining area

Tags

• 2 CAR CARPORT STORAGE BUILDING
• ENCLOSED SHED
• EAT IN DINING AREA
• BREAKFAST BAR
• PANTRY
• UTILITY ROOM

Property features AI

Finance

• Other: Lot is acreage (~1.43 acres) — will not subdivide
• HOA & community: No association

Exterior

• Parking: Carport (4 covered spaces); Driveway
• Utilities: Aerobic septic; City sewer
• Home design: Manufactured home; One story; Property is attached
• Construction: Metal roof; Pillar/post/pier foundation; Built in 2006
• Exterior features: Covered deck; Covered front porch; Storage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Vented exhaust fan; Breakfast bar
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Open floorplan; Eat-in kitchen; Pantry; Window coverings
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (25.0% below list).
• Recommended offer: $120k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 43/100 on livability (#458 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Desoto Parish (rural): math 35% / reading 48% proficiency, ranked #21 of 98 in LA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 113 units permitted in De Soto Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• De Soto County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $160k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,853 (25.0% 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 119 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $72,836
• Equity at exit: $144,051

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $225,860
• Equity at exit: $310,651

Cash invested: $44,772 (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 71032

• Home prices YoY: 26.3%
• Active inventory: 9
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-225

Break-even live

Break-even rent $1,483

Max offer price $127,392

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-169	+0% $-225	+5% $-280	+10% $-335
Rent	-10% $-319	-5% $-272	+0% $-225	+5% $-177	+10% $-130
Rate	-1.0pp $-144	-0.5pp $-184	base $-225	+0.5pp $-266	+1.0pp $-308

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-15
   days on market $159,900 Active 119 DOM
2. 2026-06-14
   days on market $159,900 Active 117 DOM
3. 2026-06-13
   days on market $159,900 Active 116 DOM
4. 2026-06-10
   days on market $159,900 Active 114 DOM
5. 2026-06-09
   days on market $159,900 Active 113 DOM
6. 2026-06-08
   days on market $159,900 Active 112 DOM
7. 2026-06-07
   days on market $159,900 Active 111 DOM
8. 2026-06-02
   days on market $159,900 Active 106 DOM
9. 2026-06-01
   days on market $159,900 Active 105 DOM
10. 2026-05-31
    days on market $159,900 Active 104 DOM
11. 2026-05-30
    days on market $159,900 Active 103 DOM
12. 2026-04-27
    price $164,900
13. 2026-04-02
    price $169,900
14. 2026-03-08
    price $175,000
15. 2026-03-03
    price $184,900
16. 2026-02-28
    price $189,900
17. 2026-02-27
    price $184,900
18. 2026-02-16
    listed $189,900 Active
19. 2025-01-03
    soldstatus $60,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $14,382
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$4,652
• Taxable loss: −$5,523
• Est. tax savings @ 24.0%: +$1,325
• After-tax cash flow: $-1,370/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: Desoto Parish
• NCES district ID: 2200510
• Math proficiency: 35% ▼ -37.00%
• Reading proficiency: 48% ▼ -31.00%
• Median HH income: $40,201
• Composite: 34.75/100
• National rank: #5130
• State rank: #21 of 98 in LA

Livability — Frierson

• Score: 43/100
• State rank: #458
• US rank: #26938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 986
• Population (ZIP): 2,298

Population outlook (De Soto County) Hauer SSP2

• Today (2025): 28,142 people
• By 2030: 28,546 · +1.4%
• By 2040: 29,357 · +4.3%
• By 2050: 30,239 · +7.5%
• By 2075: 33,412 · +18.7%
• By 2100: 35,428 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 27% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · De Soto

• 2024 margin: Solid R (+35.5) · D 31.8% · R 67.3%
• 2008→2024 swing: -22.1pp toward R · 2008: -13.4pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+24.8 2016: R+21.5 2012: R+13.8 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.72%
• Current HPI: 253.01
• 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

+174.8% since first listed

8 events — show timeline

• 2026-04-27 Price Changed $164,900 NTREIS
• 2026-04-02 Price Changed $169,900 NTREIS
• 2026-03-08 Price Changed $175,000 NTREIS
• 2026-03-03 Price Changed $184,900 NTREIS
• 2026-02-28 Price Changed $189,900 NTREIS
• 2026-02-27 Price Changed $184,900 NTREIS
• 2026-02-16 Listed $189,900 NTREIS
• 2025-01-03 Sold (Public Records) $60,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $303 · -39.0% YoY. Source: county tax records.