722 Highway 578 · Winnsboro, LA 71295

$198,500

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 147 Days on market

Excellent condition ↓ 5% since listing

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Why this score? — see what drove the C- 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Condition / age +4.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 2026 manufactured home on just over 5 acres in Crowville! Whether you’re looking for a private homestead or an investment opportunity, this property offers endless potential. The land is perfectly laid out and could easily accommodate additional homes if desired. Conveniently located approximately 24 minutes from the new Meta site, and just 15 minutes from both Delhi and Winnsboro. Pull through your private gate and follow the freshly white-rocked driveway to this beautiful home featuring upgrades you don’t typically find in manufactured housing, including a durable metal roof. Inside, you’ll find an open floor plan with a cozy built-in fireplace in the living room, a spacious kitchen with ample counter space, and a snack bar perfect for entertaining. The primary suite offers a large bedroom, walk-in closet, and a private bath. Two additional nicely sized bedrooms and a full bath are located on the opposite end of the home for added privacy. Out back, enjoy peaceful views of open fields and woods—no rear neighbors, just nature. Deer are a common sight right in the backyard! This property offers privacy, convenience, and versatility—perfect for living, investing, or both.

Key facts

• Snack bar
• Metal roof
• Built-in fireplace

Tags

• METAL ROOF
• PRIVATE GATE
• FRESHLY WHITE ROCKED DRIVEWAY
• BUILT-IN FIREPLACE
• SPACIOUS KITCHEN
• SNACK BAR

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#278 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime D-.
• Franklin Parish (rural): math 14% / reading 22% proficiency, ranked #71 of 98 in LA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 17 units permitted in Franklin Parish in 2024 (0 in 5+ unit buildings).

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.
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $174,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% 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 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 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. 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 7.8

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-13,092
• Equity at exit: $29,597

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $13,248
• Equity at exit: $17,163

Cash invested: $55,580 (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 71295

• Home prices YoY: -20.6%
• Active inventory: 44
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,115 medium
• Mortgage (P&I): −$1,041
• Tax est. 1.5%: −$248 /mo · $2,978/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $299

Break-even live

Break-even rent $1,736

Max offer price $198,500

Occupancy floor 81%

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: $49,625
• Closing costs: $5,955
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $198,500 Active 147 DOM
2. 2026-06-17
   days on market $198,500 Active 146 DOM
3. 2026-06-16
   days on market $198,500 Active 145 DOM
4. 2026-06-15
   days on market $198,500 Active 144 DOM
5. 2026-06-13
   days on market $198,500 Active 142 DOM
6. 2026-06-12
   days on market $198,500 Active 141 DOM
7. 2026-06-09
   days on market $198,500 Active 138 DOM
8. 2026-06-08
   days on market $198,500 Active 137 DOM
9. 2026-06-07
   days on market $198,500 Active 136 DOM
10. 2026-06-07
    days on market $198,500 Active 135 DOM
11. 2026-06-04
    days on market $198,500 Active 132 DOM
12. 2026-06-02
    days on market $198,500 Active 131 DOM
13. 2026-06-01
    days on market $198,500 Active 130 DOM
14. 2026-05-31
    days on market $198,500 Active 129 DOM
15. 2026-05-31
    days on market $198,500 Active 128 DOM
16. 2026-05-16
    status Active 1230-char remark

    Show marketing remark (1230 chars)

    Brand new 2026 manufactured home on just over 5 acres in Crowville! Whether you’re looking for a private homestead or an investment opportunity, this property offers endless potential. The land is perfectly laid out and could easily accommodate additional homes if desired. Conveniently located approximately 24 minutes from the new Meta site, and just 15 minutes from both Delhi and Winnsboro. Pull through your private gate and follow the freshly white-rocked driveway to this beautiful home featuring upgrades you don’t typically find in manufactured housing, including a durable metal roof. Inside, you’ll find an open floor plan with a cozy built-in fireplace in the living room, a spacious kitchen with ample counter space, and a snack bar perfect for entertaining. The primary suite offers a large bedroom, walk-in closet, and a private bath. Two additional nicely sized bedrooms and a full bath are located on the opposite end of the home for added privacy. Out back, enjoy peaceful views of open fields and woods—no rear neighbors, just nature. Deer are a common sight right in the backyard! This property offers privacy, convenience, and versatility—perfect for living, investing, or both.

17. 2026-04-28
    price $198,500 1230-char remark

    Show marketing remark (1230 chars)

    Brand new 2026 manufactured home on just over 5 acres in Crowville! Whether you’re looking for a private homestead or an investment opportunity, this property offers endless potential. The land is perfectly laid out and could easily accommodate additional homes if desired. Conveniently located approximately 24 minutes from the new Meta site, and just 15 minutes from both Delhi and Winnsboro. Pull through your private gate and follow the freshly white-rocked driveway to this beautiful home featuring upgrades you don’t typically find in manufactured housing, including a durable metal roof. Inside, you’ll find an open floor plan with a cozy built-in fireplace in the living room, a spacious kitchen with ample counter space, and a snack bar perfect for entertaining. The primary suite offers a large bedroom, walk-in closet, and a private bath. Two additional nicely sized bedrooms and a full bath are located on the opposite end of the home for added privacy. Out back, enjoy peaceful views of open fields and woods—no rear neighbors, just nature. Deer are a common sight right in the backyard! This property offers privacy, convenience, and versatility—perfect for living, investing, or both.

18. 2026-04-04
    price $205,000 1230-char remark

    Show marketing remark (1230 chars)

    Brand new 2026 manufactured home on just over 5 acres in Crowville! Whether you’re looking for a private homestead or an investment opportunity, this property offers endless potential. The land is perfectly laid out and could easily accommodate additional homes if desired. Conveniently located approximately 24 minutes from the new Meta site, and just 15 minutes from both Delhi and Winnsboro. Pull through your private gate and follow the freshly white-rocked driveway to this beautiful home featuring upgrades you don’t typically find in manufactured housing, including a durable metal roof. Inside, you’ll find an open floor plan with a cozy built-in fireplace in the living room, a spacious kitchen with ample counter space, and a snack bar perfect for entertaining. The primary suite offers a large bedroom, walk-in closet, and a private bath. Two additional nicely sized bedrooms and a full bath are located on the opposite end of the home for added privacy. Out back, enjoy peaceful views of open fields and woods—no rear neighbors, just nature. Deer are a common sight right in the backyard! This property offers privacy, convenience, and versatility—perfect for living, investing, or both.

19. 2026-01-05
    listed $210,000 Active 1230-char remark

    Show marketing remark (1230 chars)

    Brand new 2026 manufactured home on just over 5 acres in Crowville! Whether you’re looking for a private homestead or an investment opportunity, this property offers endless potential. The land is perfectly laid out and could easily accommodate additional homes if desired. Conveniently located approximately 24 minutes from the new Meta site, and just 15 minutes from both Delhi and Winnsboro. Pull through your private gate and follow the freshly white-rocked driveway to this beautiful home featuring upgrades you don’t typically find in manufactured housing, including a durable metal roof. Inside, you’ll find an open floor plan with a cozy built-in fireplace in the living room, a spacious kitchen with ample counter space, and a snack bar perfect for entertaining. The primary suite offers a large bedroom, walk-in closet, and a private bath. Two additional nicely sized bedrooms and a full bath are located on the opposite end of the home for added privacy. Out back, enjoy peaceful views of open fields and woods—no rear neighbors, just nature. Deer are a common sight right in the backyard! This property offers privacy, convenience, and versatility—perfect for living, investing, or both.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $25,379
• − Mortgage interest: −$11,119
• − Property taxes: −$2,978
• − Insurance: −$992
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$5,775
• Taxable income: $454
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $3,479/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

Excellent 95/100 None rehab

This 2026 manufactured home is in excellent condition with modern upgrades and a private 5-acre lot, making it an ideal investment opportunity.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Addition of outdoor furniture — Improves outdoor living space and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Addition of outdoor furniture — Improves outdoor living space and rental appeal ↑

ⓘ 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: Franklin Parish
• NCES district ID: 2200660
• Math proficiency: 14% ▼ -42.00%
• Reading proficiency: 22% ▼ -35.00%
• Median HH income: $32,403
• Composite: 14.55/100
• National rank: #9416
• State rank: #71 of 98 in LA

Livability — Winnsboro

• Score: 59/100
• State rank: #278
• US rank: #20151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,008

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 18,985 · -2.8%
• By 2040: 17,886 · -8.5%
• By 2050: 16,828 · -13.9%
• By 2075: 14,273 · -26.9%
• By 2100: 11,435 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+49.2) · D 25.0% · R 74.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -35.5pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+44.4 2016: R+43.8 2012: R+36.1 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.67%
• Current HPI: 137.0883
• 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

-5.5% since first listed

4 events — show timeline

• 2026-05-16 Relisted — NELABOR
• 2026-04-28 Price Changed $198,500 NELABOR
• 2026-04-04 Price Changed $205,000 NELABOR
• 2026-01-05 Listed $210,000 NELABOR