408 Bistineau Lake Rd · Ringgold, LA 71068

$74,385

3 bd · 2.0 ba · 1,600 sqft · Manufactured public records · 100 Days on market

Built 2019 0.91 ac lot $46/sqft · 42% below area Est $127k · 42% under ↓ 8% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Remote master bedroom with walk in closet. Located across the street from Lake Bistineau. Property sold in as is condition.

Key facts

• Lake bistineau
• Master bedroom
• Walk in closet

Tags

• MASTER BEDROOM
• WALK IN CLOSET
• LAKE BISTINEAU

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $15 ($182/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#336 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D, amenities F, commute F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($515 loan paydown + $2k appreciation (3.0% local appreciation)).
• Bienville County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 74% 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 $67,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.53% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.45%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

• ARV (median comp): $127,452
• List price: $74,385
• Delta: -41.64%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.5%
• Equity multiple: 1.49×
• Total profit: $10,172
• Equity at exit: $33,447

10-year hold

• IRR: 11.2%
• Equity multiple: 2.69×
• Total profit: $35,205
• Equity at exit: $51,545

Cash invested: $20,828 (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 71068

• Active inventory: 10
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$390
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $15

Break-even live

Break-even rent $1,120

Max offer price $74,385

Occupancy floor 94%

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: $18,596
• Closing costs: $2,232
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $74,385 Active 100 DOM
2. 2026-06-18
   days on market $74,385 Active 99 DOM
3. 2026-06-17
   days on market $74,385 Active 98 DOM
4. 2026-06-17
   price $74,385 Active 97 DOM
5. 2026-06-16
   days on market $78,300 Active 97 DOM
6. 2026-06-15
   days on market $78,300 Active 96 DOM
7. 2026-06-14
   days on market $78,300 Active 94 DOM
8. 2026-06-12
   days on market $78,300 Active 93 DOM
9. 2026-06-09
   days on market $78,300 Active 90 DOM
10. 2026-06-08
    days on market $78,300 Active 89 DOM
11. 2026-06-07
    days on market $78,300 Active 88 DOM
12. 2026-06-05
    days on market $78,300 Active 85 DOM
13. 2026-06-03
    days on market $78,300 Active 84 DOM
14. 2026-06-02
    days on market $78,300 Active 83 DOM
15. 2026-06-01
    days on market $78,300 Active 82 DOM
16. 2026-05-31
    days on market $78,300 Active 81 DOM
17. 2026-05-30
    days on market $78,300 Active 80 DOM
18. 2026-05-07
    price $78,300 123-char remark

    Show marketing remark (123 chars)

    Remote master bedroom with walk in closet. Located across the street from Lake Bistineau. Property sold in as is condition.

19. 2026-03-09
    listed $80,000 Active 123-char remark

    Show marketing remark (123 chars)

    Remote master bedroom with walk in closet. Located across the street from Lake Bistineau. Property sold in as is condition.

20. 2026-03-05
    historical
21. 2026-02-24
    price $80,000
22. 2026-01-19
    price $82,500
23. 2025-12-16
    historical
24. 2025-12-15
    listed $85,000 Active
25. 2025-12-15
    listed $85,000 Active
26. 2025-12-05
    historical
27. 2025-11-05
    historical Active Contingent
28. 2025-09-05
    listed $85,000 Active

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $446 · $37/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 3/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,670
• − Mortgage interest: −$4,167
• − Property taxes: −$446
• − Insurance: −$5,490
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$2,164
• Taxable loss: −$784
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $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: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Ringgold

• Score: 56/100
• State rank: #336
• US rank: #22547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,325

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 34% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.9% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $78,300 NTREIS
• 2026-03-09 Listed $80,000 NTREIS
• 2026-03-05 Listing Removed — NTREIS
• 2026-02-24 Price Changed $80,000 NTREIS
• 2026-01-19 Price Changed $82,500 NTREIS
• 2025-12-16 Listing Removed — NTREIS
• 2025-12-15 Listed $85,000 NTREIS
• 2025-12-15 Listed $85,000 NTREIS
• 2025-12-05 Listing Removed — NTREIS
• 2025-11-05 Contingent — NTREIS
• 2025-09-05 Listed $85,000 NTREIS

Property tax history

-4.5%/yr

Latest (2024): $446 · +20.3% YoY. Source: county tax records.