1180 Red Oak Rd · Noble, LA 71462

$90,000

5 bd · 3.0 ba · 2,560 sqft · Manufactured public records · 16 Days on market

Built 2004 2.14 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 +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to space, comfort, and room to breathe! This 5-bedroom, 3=bath manufactured home on 4.2 acres offer plenty of room for family, entertaining, and enjoying the outdoors. Inside you'll find spacious layout designed for everyday living, while outside the acreage provides endless opportunities for gardening, recreation, or simply enjoying the peaceful setting. If you've been dreaming of country living with plenty of space to grow, this property is a must-see!

Key facts

• 4.2 acres
• Country living
• Peaceful setting

Tags

• 4.2 ACRES
• SPACIOUS LAYOUT
• PEACEFUL SETTING
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#356 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Sabine Parish (rural): math 27% / reading 39% proficiency, ranked #40 of 98 in LA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 49 units permitted in Sabine Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Sabine County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.42% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.29%
• DSCR: 1.95
• GRM: 5.9

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: 27.5%
• Equity multiple: 2.56×
• Total profit: $39,300
• Equity at exit: $40,468

10-year hold

• IRR: 28.1%
• Equity multiple: 4.97×
• Total profit: $99,992
• Equity at exit: $62,366

Cash invested: $25,200 (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 71462

• Active inventory: 5
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $447

Break-even live

Break-even rent $715

Max offer price $90,000

Occupancy floor 60%

Sensitivity live

Price	-10% $498	-5% $473	+0% $447	+5% $422	+10% $396
Rent	-10% $346	-5% $396	+0% $447	+5% $498	+10% $548
Rate	-1.0pp $492	-0.5pp $470	base $447	+0.5pp $424	+1.0pp $400

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-01
   status Pending
2. 2026-03-15
   listed $90,000 Active
3. 2004-08-23
   soldstatus $20,000

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $665 · $55/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 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: $15,371
• − Mortgage interest: −$5,041
• − Property taxes: −$665
• − Insurance: −$450
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,618
• Taxable income: $4,137
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $4,372/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: Sabine Parish
• NCES district ID: 2201380
• Math proficiency: 27% ▼ -38.00%
• Reading proficiency: 39% ▼ -35.00%
• Median HH income: $37,017
• Composite: 27.41/100
• National rank: #6970
• State rank: #40 of 98 in LA

Livability — Noble

• Score: 55/100
• State rank: #356
• US rank: #23114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,562

Population outlook (Sabine County) Hauer SSP2

• Today (2025): 23,820 people
• By 2030: 23,505 · -1.3%
• By 2040: 22,885 · -3.9%
• By 2050: 22,235 · -6.7%
• By 2075: 20,257 · -15.0%
• By 2100: 17,348 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 57% Two or more races 20% Native American 18% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 12%
• Foreign-born: 0% · Canada
• Languages at home: 95% English-only · Arabic 2% French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Sabine

• 2024 margin: Solid R (+70.1) · D 14.6% · R 84.7%
• 2008→2024 swing: -18.5pp toward R · 2008: -51.6pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+66.5 2016: R+63.1 2012: R+55.1 2008: R+51.6

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

+350.0% since first listed

3 events — show timeline

• 2026-04-01 Pending — NTREIS
• 2026-03-15 Listed $90,000 NTREIS
• 2004-08-23 Sold (Public Records) $20,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $665 · -5.9% YoY. Source: county tax records.