107 Diel Rd Unit 103 Diel Road · Calhoun, LA 71225

$195,000

5 bd · None ba · 2,096 sqft · Manufactured · 35 Days on market

Fair condition 3.50 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional Multi-Home Investment Opportunity on 3.5 Acres Don’t miss this rare opportunity to own approximately three and a half acres featuring two separate residences — ideal for rental income, multi-generational living, or a combination of both. 107 Diel– 2019 Jessup Mobile Home (16x76) Newer construction adds strong rental appeal with this 3-bedroom, 2-bath total electric home. The spacious primary suite includes a garden tub and separate stand-up shower. Kitchen appliances include a dishwasher, stove, and refrigerator. Handicap ramps are installed on both the front and back porches, with the rear porch covered for added comfort and convenience. 103 Diel– Sit

Key facts

• Newer construction
• 3.5 acres
• Garden tub

Tags

• 3.5 ACRES
• TWO SEPARATE RESIDENCES
• NEWER CONSTRUCTION
• SPACIOUS PRIMARY SUITE
• GARDEN TUB
• SEPARATE STAND-UP SHOWER

Property features AI

Finance

• Other: Approximately 3.5-acre lot (residential zoning)
• HOA & community: DSL/Cable available

Exterior

• Parking: 2 covered parking spaces; Open parking with gravel surface
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Natural gas available and connected; Electric service
• Home design: Residential mobile home; Corner lot location
• Construction: Vinyl siding with frame construction; Asphalt roof; Pillar/post/pier foundation; Built as a mobile home
• Exterior features: Covered patio/porch; Storage building/structure; Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range; Range hood
• Heating & cooling: Central air (electric); Ceiling fan(s); Natural gas heating; Electric heating
• Interior features: Ceiling fans; Walk-in closets; Smoke detectors
• Laundry & utility: In-unit laundry; Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/?-bath manufactured listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $48 ($577/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (9.4% below list).
• Recommended offer: $177k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.5% in Calhoun — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#22 in LA, #4,072 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Calhoun Elementary School (519 students, 57% FRL); Calhoun Middle School (math 36% / reading 52%, grade D, #51 of 218 statewide, top 24%, 491 students, 57% FRL); West Ouachita High School (math 36% / reading 47%, grade F, #71 of 265 statewide, top 27%, 1,080 students, 54% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 88 active listings in the ZIP; 345 units permitted in Ouachita 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,672 (9.4% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.91% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 9.2

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-28,508
• Equity at exit: $29,075

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-20,770
• Equity at exit: $16,860

Cash invested: $54,600 (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 71225

• Home prices YoY: -21.2%
• Active inventory: 88
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,767 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $48

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 92%

Sensitivity live

Price	-10% $183	-5% $115	+0% $48	+5% $-19	+10% $-87
Rent	-10% $-91	-5% $-22	+0% $48	+5% $118	+10% $188
Rate	-1.0pp $146	-0.5pp $98	base $48	+0.5pp $-2	+1.0pp $-54

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $195,000 Active 35 DOM
2. 2026-06-19
   days on market $195,000 Active 33 DOM
3. 2026-06-18
   days on market $195,000 Active 32 DOM
4. 2026-06-17
   days on market $195,000 Active 31 DOM
5. 2026-06-16
   days on market $195,000 Active 30 DOM
6. 2026-06-15
   days on market $195,000 Active 29 DOM
7. 2026-06-14
   days on market $195,000 Active 27 DOM
8. 2026-06-13
   days on market $195,000 Active 26 DOM
9. 2026-06-10
   days on market $195,000 Active 24 DOM
10. 2026-06-09
    days on market $195,000 Active 23 DOM
11. 2026-06-08
    days on market $195,000 Active 22 DOM
12. 2026-06-07
    days on market $195,000 Active 21 DOM
13. 2026-06-03
    days on market $195,000 Active 17 DOM
14. 2026-06-02
    days on market $195,000 Active 16 DOM
15. 2026-06-01
    days on market $195,000 Active 15 DOM
16. 2026-05-31
    days on market $195,000 Active 14 DOM
17. 2026-05-30
    days on market $195,000 Active 13 DOM
18. 2026-05-18
    listed $195,000 Active

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $21,201
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$5,673
• Taxable loss: −$2,687
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $1,222/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 · 6 photos

Fair 45/100 Moderate rehab

This manufactured home requires extensive repairs and maintenance, including a new roof, exterior painting, and HVAC system replacement. These updates will significantly increase its value for both resale and rental.

Repairs flagged

• Major roof — The roof is visibly old and in poor condition.
• Major siding — The siding is peeling and the paint is chipping.
• Major flooring — The flooring is worn and may need replacement.
• Major interior walls — The interior walls show signs of wear and may need repainting or repairs.
• Major HVAC system — The HVAC system appears to be old and may need replacement or repair.

Value-add opportunities

• Both roof replacement — A new roof will improve the home's appearance and increase its value for both resale and rental.
• Both exterior painting — Painting the exterior will improve the home's curb appeal and increase its value for both resale and rental.
• Both HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, increasing its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof is visibly old and in poor condition.	Major	$15,000–50,000
siding · The siding is peeling and the paint is chipping.	Major	$15,000–50,000
flooring · The flooring is worn and may need replacement.	Major	$15,000–50,000
interior walls · The interior walls show signs of wear and may need repainting or repairs.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be old and may need replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof will improve the home's appearance and increase its value for both resale and rental. ↑
• Both exterior painting — Painting the exterior will improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, increasing its value for both resale and rental. ↑

ⓘ 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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Calhoun

• Score: 75/100
• State rank: #22
• US rank: #4072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,450

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Serbian 4% Lithuanian 2% Slovak 2%
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.29%
• Current HPI: 201.8198
• 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

1 event — show timeline

• 2026-05-18 Listed $195,000 NELABOR