8405 N Woodlands Trl · Greenwood, LA 71033

$105,200

3 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 87 Days on market

Built 2005 0.70 ac lot $55/sqft · 19% below area Est $98k · 7% over

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Why this score? — see what drove the C+ 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +7.1/10.0
• Appreciation +6.0/10.0
• ARV discount +4.3/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Opportunity awaits in this three bedroom two bath manufactured home. Take a drive by and see if this may be your next investment. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal-Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

Key facts

• 0.7 acre lot
• 2 parking spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.5% in Greenwood — 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 58/100 on livability (#308 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Caddo Parish (urban): math 21% / reading 32% proficiency, ranked #53 of 98 in LA (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Walnut Hill Elementary/Middle School (math 11% / reading 32%, grade F, #434 of 646 statewide, top 68%, 1,509 students, 66% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Huntington High School (math 6% / reading 34%, grade F, #183 of 265 statewide, top 70%, 1,228 students, 72% FRL).
• Zoned-school proficiency averages 42% at this address vs 26% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 57 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($727 loan paydown + $2k appreciation (1.9% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $98,888 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.21% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (median comp): $98,218
• List price: $105,200
• Delta: 7.11%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8172 Fleetwood Dr	0.38mi	3/2.0	1,920 (0%)	19mo	$142,500	$74	66
8262 Sophie Ln	0.25mi	3/2.0	1,716 (-11%)	6mo	$65,000	$38	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.89×
• Total profit: $26,242
• Equity at exit: $41,014

10-year hold

• IRR: 19.0%
• Equity multiple: 3.51×
• Total profit: $73,826
• Equity at exit: $58,695

Cash invested: $29,456 (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 71033

• Home prices YoY: 1.4%
• Active inventory: 57
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$552
• Tax from tax record: −$101 /mo · $1,214/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $306

Break-even live

Break-even rent $882

Max offer price $105,200

Occupancy floor 71%

Sensitivity live

Price	-10% $365	-5% $336	+0% $306	+5% $276	+10% $246
Rent	-10% $206	-5% $256	+0% $306	+5% $356	+10% $406
Rate	-1.0pp $359	-0.5pp $333	base $306	+0.5pp $279	+1.0pp $251

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: $26,300
• Closing costs: $3,156
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $105,200 Active 87 DOM
2. 2026-06-18
   days on market $105,200 Active 84 DOM
3. 2026-06-17
   days on market $105,200 Active 83 DOM
4. 2026-06-16
   days on market $105,200 Active 82 DOM
5. 2026-06-15
   days on market $105,200 Active 81 DOM
6. 2026-06-14
   days on market $105,200 Active 79 DOM
7. 2026-06-13
   days on market $105,200 Active 78 DOM
8. 2026-06-10
   days on market $105,200 Active 76 DOM
9. 2026-06-09
   days on market $105,200 Active 75 DOM
10. 2026-06-08
    days on market $105,200 Active 74 DOM
11. 2026-06-07
    days on market $105,200 Active 73 DOM
12. 2026-06-05
    days on market $105,200 Active 70 DOM
13. 2026-06-03
    days on market $105,200 Active 69 DOM
14. 2026-06-02
    days on market $105,200 Active 68 DOM
15. 2026-06-01
    days on market $105,200 Active 67 DOM
16. 2026-05-31
    days on market $105,200 Active 66 DOM
17. 2026-05-30
    days on market $105,200 Active 65 DOM
18. 2026-03-26
    listed $105,200 Active 344-char remark

    Show marketing remark (344 chars)

    Opportunity awaits in this three bedroom two bath manufactured home. Take a drive by and see if this may be your next investment. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal-Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

19. 2005-03-07
    soldstatus

ⓘ 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: $1,214 · $101/mo
• Projected year-2 tax: $1,214 · $101/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $15,228
• − Mortgage interest: −$5,893
• − Property taxes: −$1,214
• − Insurance: −$526
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$3,060
• Taxable income: $2,098
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $3,166/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: Caddo Parish
• NCES district ID: 2200300
• Math proficiency: 21% ▼ -33.00%
• Reading proficiency: 32% ▼ -30.00%
• Median HH income: $39,227
• Composite: 22.23/100
• National rank: #8148
• State rank: #53 of 98 in LA

Livability — Greenwood

• Score: 58/100
• State rank: #308
• US rank: #21294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, LA
• Population (ZIP): 3,366

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 243,190 people
• By 2030: 237,231 · -2.5%
• By 2040: 222,502 · -8.5%
• By 2050: 206,516 · -15.1%
• By 2075: 165,706 · -31.9%
• By 2100: 122,262 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 49% Black 41% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Italian 5% Subsaharan African 4% Lithuanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Caddo

• 2024 margin: Toss-up / Even · D 51.6% · R 47.0% · Other 1.4%
• 2008→2024 swing: +1.6pp toward D · 2008: 3.0pp · 2024: 4.6pp
• All cycles: 2024: D+4.6 2020: D+6.8 2016: D+4.2 2012: D+4.9 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.92%
• Current HPI: 141.4901
• 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

2 events — show timeline

• 2026-03-26 Listed $105,200 NTREIS
• 2005-03-07 Sold (Public Records) — Public Records

Property tax history

+23.6%/yr

Latest (2025): $1,214 · +0.4% YoY. Source: county tax records.