6722 Highway 115 · Evergreen, LA 71322

$167,000

4 bd · 2.0 ba · 1,791 sqft · Manufactured · 25 Days on market

Built 2019 2.56 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 +13.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• DSCR +4.1/10.0
• 1% rule +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Beautifully maintained 2019 Clayton Homes double wide mobile home situated on just over 2.5 acres near the Cypress Hills subdivision in Bay Hills! This spacious 4 bedroom, 2 bathroom home offers 1,791 heated square feet of comfortable living space with an open layout and an oversized primary suite featuring a very spacious primary bathroom and large walk-in closet. The home has been immaculately cared for! Includes central HVAC, a brand new hot water heater, and an outdoor deck perfect for relaxing or entertaining. The kitchen comes furnished with stove, refrigerator, and dishwasher. The washer and dryer can remain with an acceptable offer if desired by the buyer. Enjoy peaceful country-sty

Key facts

• Central hvac
• Outdoor deck
• Open layout

Tags

• CYPRESS HILLS SUBDIVISION
• OUTDOOR DECK
• CENTRAL HVAC
• BRAND NEW HOT WATER HEATER
• LARGE WALK-IN CLOSET
• OPEN LAYOUT

Property features AI

Exterior

• Parking: Carport; Detached parking
• Home design: Manufactured home
• Construction: Composition roof; Other construction materials
• Exterior features: Acreage

Interior

• Kitchen: Refrigerator
• Bedrooms: Three bedrooms (Bedroom 1, Bedroom 2, Bedroom 3)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Dining room; Kitchen; Bedroom 1; Bedroom 2; Bedroom 3

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $167k.

Deal economics

• At list price, monthly cash flow is $-58 ($-699/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (22.8% below list).
• Recommended offer: $129k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#411 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, housing D, crime F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cottonport Elementary (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 318 students, 71% FRL); Bunkie Magnet High School (math 23% / reading 28%, grade F, #149 of 265 statewide, top 56%, 702 students, 52% FRL).
• Market conditions: 23 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.9% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, 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 ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,864 (22.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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: 0.77% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.15×
• Total profit: $7,177
• Equity at exit: $65,300

10-year hold

• IRR: 6.7%
• Equity multiple: 1.91×
• Total profit: $42,698
• Equity at exit: $93,598

Cash invested: $46,760 (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 71322

• Home prices YoY: 2.4%
• Active inventory: 23
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-58

Break-even live

Break-even rent $1,362

Max offer price $156,712

Occupancy floor 100%

Sensitivity live

Price	-10% $36	-5% $-11	+0% $-58	+5% $-106	+10% $-153
Rent	-10% $-160	-5% $-109	+0% $-58	+5% $-7	+10% $44
Rate	-1.0pp $26	-0.5pp $-16	base $-58	+0.5pp $-102	+1.0pp $-146

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $167,000 Active 25 DOM
2. 2026-06-19
   days on market $167,000 Active 23 DOM
3. 2026-06-18
   days on market $167,000 Active 22 DOM
4. 2026-06-17
   days on market $167,000 Active 21 DOM
5. 2026-06-16
   days on market $167,000 Active 20 DOM
6. 2026-06-15
   days on market $167,000 Active 19 DOM
7. 2026-06-14
   days on market $167,000 Active 17 DOM
8. 2026-06-13
   days on market $167,000 Active 16 DOM
9. 2026-06-10
   days on market $167,000 Active 14 DOM
10. 2026-06-09
    days on market $167,000 Active 13 DOM
11. 2026-06-08
    days on market $167,000 Active 12 DOM
12. 2026-06-07
    days on market $167,000 Active 11 DOM
13. 2026-06-03
    days on market $167,000 Active 7 DOM
14. 2026-06-02
    days on market $167,000 Active 6 DOM
15. 2026-06-01
    days on market $167,000 Active 5 DOM
16. 2026-05-31
    days on market $167,000 Active 4 DOM
17. 2026-05-30
    days on market $167,000 Active 3 DOM
18. 2026-05-27
    listed $167,000 Active
19. 2004-03-05
    soldstatus

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $918 · $77/mo
• Expected delta: +$145/yr (+$12/mo · 18.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $15,464
• − Mortgage interest: −$9,355
• − Property taxes: −$774
• − Insurance: −$1,632
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$4,858
• Taxable loss: −$3,629
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $172/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Evergreen

• Score: 52/100
• State rank: #411
• US rank: #25002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,257

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 51% White 43% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 2%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 82.0658
• 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

2 events — show timeline

• 2026-05-27 Listed $167,000 AcadianaMLS
• 2004-03-05 Sold (Public Records) — Public Records

Property tax history

+15.2%/yr

Latest (2025): $774 · +0.0% YoY. Source: county tax records.