1390 Rea Rd Rd · Longville, LA 70634

$78,500

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 13 Days on market

Built 1986 2.34 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the highly sought-after South Beauregard School District, this 3-bedroom, 2-bath home at 1390 Rea Road offers endless potential for homeowners and investors alike. Situated on a spacious rural lot, this property provides the peace and privacy of country living while still being conveniently located just minutes from DeRidder. Inside, you'll find a functional floor plan with generous living spaces and plenty of room to make it your own. While the home could benefit from a little TLC, it has the solid foundation and charm needed to become a beautiful family home or a profitable investment property. One of the property's standout features is the second set of utilities already in pl

Key facts

• Acreage
• Additional home site
• Spacious rural lot

Tags

• SPACIOUS RURAL LOT
• SECOND SET OF UTILITIES
• ADDITIONAL HOME SITE
• ACREAGE
• INVESTMENT POSSIBILITIES

Property features AI

Exterior

• Utilities: Public water available; Sewer connected (aerobic septic); Electricity connected; Water available
• Home design: Manufactured house; Single-story; Residential single-family home
• Exterior features: Approximately 2.34-acre lot; Lot dimensions about 554.34 x 183.68

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window unit(s) for cooling; Heating present
• Interior features: No fireplace; Wall/window cooling units; Has heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Cap rate 14.6% vs local median 2.2% in Longville — 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 50/100 on livability (#430 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Beauregard Parish (rural): math 30% / reading 41% proficiency, ranked #32 of 98 in LA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Beauregard Elementary School (math 37% / reading 52%, grade F, #176 of 646 statewide, top 29%, 684 students, 55% FRL); South Beauregard Upper Elementary School (math 41% / reading 49%, grade D, #46 of 218 statewide, top 22%, 393 students, 53% FRL); South Beauregard High School (math 24% / reading 44%, grade F, #115 of 265 statewide, top 43%, 801 students, 48% FRL).
• Market conditions: 241 active listings in the ZIP; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $543 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $78,500

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. 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?
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: 1.65% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.55%
• DSCR: 2.31
• GRM: 5.0

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: 24.0%
• Equity multiple: 1.99×
• Total profit: $21,739
• Equity at exit: $11,705

10-year hold

• IRR: 31.9%
• Equity multiple: 3.88×
• Total profit: $63,257
• Equity at exit: $6,787

Cash invested: $21,980 (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 70634

• Home prices YoY: -30.6%
• Active inventory: 241
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$412
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $541

Break-even live

Break-even rent $612

Max offer price $78,500

Occupancy floor 53%

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   status $78,500 Pending 13 DOM
2. 2026-06-15
   days on market $78,500 Active 13 DOM
3. 2026-06-14
   days on market $78,500 Active 11 DOM
4. 2026-06-13
   days on marketlisting id $78,500 Active 10 DOM
5. 2026-06-10
   days on market $78,500 Active 73 DOM
6. 2026-06-09
   days on market $78,500 Active 72 DOM
7. 2026-06-08
   days on market $78,500 Active 71 DOM
8. 2026-06-07
   days on market $78,500 Active 70 DOM
9. 2026-06-03
   days on market $78,500 Active 66 DOM
10. 2026-06-02
    days on market $78,500 Active 65 DOM
11. 2026-06-01
    days on market $78,500 Active 64 DOM
12. 2026-05-31
    days on market $78,500 Active 63 DOM
13. 2026-05-30
    days on market $78,500 Active 62 DOM
14. 2026-03-29
    listed $83,500 Active 786-char remark

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $472 · $39/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 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,570
• − Mortgage interest: −$4,397
• − Property taxes: −$472
• − Insurance: −$392
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,284
• Taxable income: $5,533
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $5,168/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: Beauregard Parish
• NCES district ID: 2200180
• Math proficiency: 30% ▼ -40.00%
• Reading proficiency: 41% ▼ -35.00%
• Median HH income: $46,033
• Composite: 30.34/100
• National rank: #6265
• State rank: #32 of 98 in LA

Livability — Longville

• Score: 50/100
• State rank: #430
• US rank: #25727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,559
• Population (ZIP): 25,038

Population outlook (Beauregard County) Hauer SSP2

• Today (2025): 37,760 people
• By 2030: 38,140 · +1.0%
• By 2040: 38,518 · +2.0%
• By 2050: 38,164 · +1.1%
• By 2075: 36,437 · -3.5%
• By 2100: 32,493 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Beauregard

• 2024 margin: Solid R (+71.3) · D 13.8% · R 85.1% · Other 1.1%
• 2008→2024 swing: -16.9pp toward R · 2008: -54.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+67.5 2016: R+65.3 2012: R+58.2 2008: R+54.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.61%
• Current HPI: 130.4445
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-15 Pending — SWLAR
• 2026-06-03 Listed $78,500 SWLAR
• 2026-05-23 Price Changed $78,500 GFPAR

Property tax history

+1.7%/yr

Latest (2025): $472 · +2.0% YoY. Source: county tax records.