223 N Parsonage Rd · Rock Hill, LA 71417

$79,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 57 Days on market

Built 1998 1.50 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

**Investor Special!!! Located on approximately 1.5 acres, this 3-bedroom, 2-bathroom single-wide home offers a great opportunity to add value. The property features a spacious lot with mature trees, providing room for outdoor use, future improvements, or expansion. Septic tank in place with potential setup for two mobile homes (buyer to verify capacity and permitted use). The home offers a functional layout with a generously sized kitchen, open living area, and split-bedroom floor plan. Interior and exterior updates will enhance the property, making it well-suited for those looking to renovate or personalize. Enjoy a more private setting while still being within reasonable proximity to local conveniences.

Key facts

• 1.5 acre lot
• Built 1998
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#294 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Grant Parish (rural): math 27% / reading 34% proficiency, ranked #43 of 98 in LA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Colfax Elementary School (math 2% / reading 8%, grade F, #633 of 646 statewide, top 99%, 126 students, 88% FRL); Grant Junior High School (math 29% / reading 34%, grade F, #108 of 218 statewide, top 50%, 504 students, 73% FRL); Grant High School (math 42% / reading 52%, grade D-, #45 of 265 statewide, top 20%, 658 students, 68% FRL) — zoned schools average 76% FRL vs 59% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 5 units permitted in Grant Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($546 loan paydown + $5k appreciation (6.0% local appreciation)).
• Grant County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 88% chance of damaging wind over 30y; major 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 $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.38% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.54%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 3.06×
• Total profit: $45,479
• Equity at exit: $49,391

10-year hold

• IRR: 29.5%
• Equity multiple: 6.24×
• Total profit: $115,853
• Equity at exit: $89,336

Cash invested: $22,120 (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 71417

• Home prices YoY: 5.2%
• Active inventory: 24
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $360

Break-even live

Break-even rent $630

Max offer price $79,000

Occupancy floor 62%

Sensitivity live

Price	-10% $405	-5% $383	+0% $360	+5% $338	+10% $315
Rent	-10% $274	-5% $317	+0% $360	+5% $403	+10% $446
Rate	-1.0pp $400	-0.5pp $380	base $360	+0.5pp $340	+1.0pp $319

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $79,000 Active 57 DOM
2. 2026-06-18
   days on market $79,000 Active 56 DOM
3. 2026-06-17
   days on market $79,000 Active 55 DOM
4. 2026-06-16
   days on market $79,000 Active 54 DOM
5. 2026-06-15
   days on market $79,000 Active 53 DOM
6. 2026-06-14
   days on market $79,000 Active 51 DOM
7. 2026-06-13
   days on market $79,000 Active 50 DOM
8. 2026-06-10
   days on market $79,000 Active 48 DOM
9. 2026-06-09
   days on market $79,000 Active 47 DOM
10. 2026-06-08
    days on market $79,000 Active 46 DOM
11. 2026-06-07
    days on market $79,000 Active 45 DOM
12. 2026-06-05
    days on market $79,000 Active 42 DOM
13. 2026-06-02
    days on market $79,000 Active 40 DOM
14. 2026-06-01
    days on market $79,000 Active 39 DOM
15. 2026-05-31
    days on market $79,000 Active 38 DOM
16. 2026-05-30
    days on market $79,000 Active 37 DOM
17. 2026-05-14
    price $79,000 714-char remark

    Show marketing remark (714 chars)

    **Investor Special!!! Located on approximately 1.5 acres, this 3-bedroom, 2-bathroom single-wide home offers a great opportunity to add value. The property features a spacious lot with mature trees, providing room for outdoor use, future improvements, or expansion. Septic tank in place with potential setup for two mobile homes (buyer to verify capacity and permitted use). The home offers a functional layout with a generously sized kitchen, open living area, and split-bedroom floor plan. Interior and exterior updates will enhance the property, making it well-suited for those looking to renovate or personalize. Enjoy a more private setting while still being within reasonable proximity to local conveniences.

18. 2026-04-23
    listed $89,000 Active 714-char remark

    Show marketing remark (714 chars)

    **Investor Special!!! Located on approximately 1.5 acres, this 3-bedroom, 2-bathroom single-wide home offers a great opportunity to add value. The property features a spacious lot with mature trees, providing room for outdoor use, future improvements, or expansion. Septic tank in place with potential setup for two mobile homes (buyer to verify capacity and permitted use). The home offers a functional layout with a generously sized kitchen, open living area, and split-bedroom floor plan. Interior and exterior updates will enhance the property, making it well-suited for those looking to renovate or personalize. Enjoy a more private setting while still being within reasonable proximity to local conveniences.

19. 2017-01-09
    soldstatus $55,000

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $609 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 88% 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: $13,035
• − Mortgage interest: −$4,425
• − Property taxes: −$609
• − Insurance: −$395
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$2,298
• Taxable income: $3,221
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,549/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: Grant Parish
• NCES district ID: 2200690
• Math proficiency: 27% ▼ -41.00%
• Reading proficiency: 34% ▼ -40.00%
• Median HH income: $39,458
• Composite: 25.59/100
• National rank: #7420
• State rank: #43 of 98 in LA

Livability — Rock Hill

• Score: 58/100
• State rank: #294
• US rank: #20885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,681

Population outlook (Grant County) Hauer SSP2

• Today (2025): 22,478 people
• By 2030: 22,656 · +0.8%
• By 2040: 22,488 · +0.0%
• By 2050: 21,631 · -3.8%
• By 2075: 18,569 · -17.4%
• By 2100: 14,621 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 1% Serbian 1%
• Foreign-born: 2% · South Korea, China
• Languages at home: 97% English-only · Chinese 2% French/Haitian/Cajun 0%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+76.8) · D 11.0% · R 87.9% · Other 1.1%
• 2008→2024 swing: -13.4pp toward R · 2008: -63.5pp · 2024: -76.8pp
• All cycles: 2024: R+76.8 2020: R+74.1 2016: R+70.6 2012: R+65.3 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.95%
• Current HPI: 120.0524
• 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

+43.6% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $79,000 AcadianaMLS
• 2026-04-23 Listed $89,000 AcadianaMLS
• 2017-01-09 Sold (Public Records) $55,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $609 · -4.9% YoY. Source: county tax records.