85 Jim Bryant Rd · Deville, LA 71328

$120,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 264 Days on market

Built 2003 2.50 ac lot $86/sqft · 18% above area Est $102k · 18% over

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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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 2003 doublewide home with ceramic and wood laminate floors on over 2.5 acres. Storage room attached. Zoned for Buckeye schools! This mobile home will qualify for conventional and in house bank loans.

Key facts

• Storage room
• Over 2.5 acres
• 2.5 acre lot

Tags

• OVER 2.5 ACRES
• STORAGE ROOM
• ZONED FOR BUCKEYE SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/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 $119k (0.6% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#133 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D, amenities F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — 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: 62 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 0.99% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (median comp): $102,000
• List price: $120,000
• Delta: 17.65%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-8,017
• Equity at exit: $17,892

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $7,670
• Equity at exit: $10,375

Cash invested: $33,600 (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 71328

• Home prices YoY: -18.7%
• Active inventory: 62
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $180

Break-even live

Break-even rent $965

Max offer price $120,000

Occupancy floor 80%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   status $120,000 Pending 264 DOM
2. 2026-06-03
   days on market $120,000 Active 264 DOM
3. 2026-06-02
   days on market $120,000 Active 263 DOM
4. 2026-06-01
   days on market $120,000 Active 262 DOM
5. 2026-05-31
   days on market $120,000 Active 261 DOM
6. 2026-05-30
   days on market $120,000 Active 260 DOM
7. 2026-02-03
   price $120,000 207-char remark

   Show marketing remark (207 chars)

   Updated 2003 doublewide home with ceramic and wood laminate floors on over 2.5 acres. Storage room attached. Zoned for Buckeye schools! This mobile home will qualify for conventional and in house bank loans.

8. 2025-09-12
   listed $125,000 Active 207-char remark

   Show marketing remark (207 chars)

   Updated 2003 doublewide home with ceramic and wood laminate floors on over 2.5 acres. Storage room attached. Zoned for Buckeye schools! This mobile home will qualify for conventional and in house bank loans.

9. 2021-12-13
   listed $110,000
10. 2017-09-23
    listed $79,500
11. 2017-03-01
    listed $89,900
12. 2010-11-18
    listed $59,900
13. 2003-07-03
    listed $61,900

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $1,001 · $83/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $14,316
• − Mortgage interest: −$6,722
• − Property taxes: −$1,001
• − Insurance: −$600
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$3,491
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $2,107/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: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Deville

• Score: 66/100
• State rank: #133
• US rank: #12204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,081

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 8% Slovak 2% English 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.42%
• Current HPI: 214.9335
• 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

+93.9% since first listed

7 events — show timeline

• 2026-02-03 Price Changed $120,000 AcadianaMLS
• 2025-09-12 Listed $125,000 AcadianaMLS
• 2021-12-13 Listed $110,000 AcadianaMLS
• 2017-09-23 Listed $79,500 AcadianaMLS
• 2017-03-01 Listed $89,900 AcadianaMLS
• 2010-11-18 Listed $59,900 AcadianaMLS
• 2003-07-03 Listed $61,900 AcadianaMLS

Property tax history

-2.0%/yr

Latest (2020): $1,001 · +1.8% YoY. Source: county tax records.