156 Laney Crocker Road East · Calhoun, LA 71225

$139,500

3 bd · 2.0 ba · 1,772 sqft · Manufactured · 213 Days on market

Built 2001 1.25 ac lot ↓ 13% since listing

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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 +29.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Secluded living with an abundance of privacy! Nestled back from the road you will find this 3 bedroom 2 bath home. Enjoy the peacefulness on the newly built decking on the front and the back. Covered shed for parking, etc. Spacious sized bedrooms with walk-in closets. Cozy up to the fireplace in the den on the cooler Fall and Winter nights. Let's get you in for the holidays! There's no place like home!

Key facts

• Covered shed
• Newly built decking
• Fireplace in the den

Tags

• NEWLY BUILT DECKING
• COVERED SHED
• FIREPLACE IN THE DEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.2% 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.
• Market conditions: 87 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 $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 75% 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 $122,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 10.70%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.9

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $5,735
• Equity at exit: $20,800

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $41,421
• Equity at exit: $12,061

Cash invested: $39,060 (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: 87
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,684 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $445

Break-even live

Break-even rent $1,120

Max offer price $139,500

Occupancy floor 69%

Sensitivity live

Price	-10% $524	-5% $485	+0% $445	+5% $406	+10% $366
Rent	-10% $312	-5% $379	+0% $445	+5% $512	+10% $578
Rate	-1.0pp $516	-0.5pp $481	base $445	+0.5pp $409	+1.0pp $372

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $139,500 Active 213 DOM
2. 2026-06-18
   days on market $139,500 Active 212 DOM
3. 2026-06-17
   days on market $139,500 Active 211 DOM
4. 2026-06-16
   days on market $139,500 Active 210 DOM
5. 2026-06-15
   days on market $139,500 Active 209 DOM
6. 2026-06-14
   days on market $139,500 Active 207 DOM
7. 2026-06-13
   days on market $139,500 Active 206 DOM
8. 2026-06-10
   days on market $139,500 Active 204 DOM
9. 2026-06-09
   days on market $139,500 Active 203 DOM
10. 2026-06-08
    days on market $139,500 Active 202 DOM
11. 2026-06-07
    days on market $139,500 Active 201 DOM
12. 2026-06-03
    days on market $139,500 Active 197 DOM
13. 2026-06-02
    days on market $139,500 Active 196 DOM
14. 2026-06-01
    days on market $139,500 Active 195 DOM
15. 2026-05-31
    days on market $139,500 Active 194 DOM
16. 2026-05-30
    days on market $139,500 Active 193 DOM
17. 2026-05-01
    status Active 407-char remark

    Show marketing remark (407 chars)

    Secluded living with an abundance of privacy! Nestled back from the road you will find this 3 bedroom 2 bath home. Enjoy the peacefulness on the newly built decking on the front and the back. Covered shed for parking, etc. Spacious sized bedrooms with walk-in closets. Cozy up to the fireplace in the den on the cooler Fall and Winter nights. Let's get you in for the holidays! There's no place like home!

18. 2026-05-01
    status Active 407-char remark

    Show marketing remark (407 chars)

    Secluded living with an abundance of privacy! Nestled back from the road you will find this 3 bedroom 2 bath home. Enjoy the peacefulness on the newly built decking on the front and the back. Covered shed for parking, etc. Spacious sized bedrooms with walk-in closets. Cozy up to the fireplace in the den on the cooler Fall and Winter nights. Let's get you in for the holidays! There's no place like home!

19. 2026-04-03
    status Pending 407-char remark

    Show marketing remark (407 chars)

    Secluded living with an abundance of privacy! Nestled back from the road you will find this 3 bedroom 2 bath home. Enjoy the peacefulness on the newly built decking on the front and the back. Covered shed for parking, etc. Spacious sized bedrooms with walk-in closets. Cozy up to the fireplace in the den on the cooler Fall and Winter nights. Let's get you in for the holidays! There's no place like home!

20. 2026-04-03
    status Pending 407-char remark

    Show marketing remark (407 chars)

    Secluded living with an abundance of privacy! Nestled back from the road you will find this 3 bedroom 2 bath home. Enjoy the peacefulness on the newly built decking on the front and the back. Covered shed for parking, etc. Spacious sized bedrooms with walk-in closets. Cozy up to the fireplace in the den on the cooler Fall and Winter nights. Let's get you in for the holidays! There's no place like home!

21. 2025-10-21
    listed $139,500 Active 407-char remark

    Show marketing remark (407 chars)

    Secluded living with an abundance of privacy! Nestled back from the road you will find this 3 bedroom 2 bath home. Enjoy the peacefulness on the newly built decking on the front and the back. Covered shed for parking, etc. Spacious sized bedrooms with walk-in closets. Cozy up to the fireplace in the den on the cooler Fall and Winter nights. Let's get you in for the holidays! There's no place like home!

22. 2025-10-21
    listed $160,000 Active 407-char remark

    Show marketing remark (407 chars)

    Secluded living with an abundance of privacy! Nestled back from the road you will find this 3 bedroom 2 bath home. Enjoy the peacefulness on the newly built decking on the front and the back. Covered shed for parking, etc. Spacious sized bedrooms with walk-in closets. Cozy up to the fireplace in the den on the cooler Fall and Winter nights. Let's get you in for the holidays! There's no place like home!

ⓘ 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: $344 · $29/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$423/yr (+$35/mo · 123.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $20,204
• − Mortgage interest: −$7,814
• − Property taxes: −$344
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$4,058
• Taxable income: $3,260
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $4,561/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: 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

-12.8% since first listed

6 events — show timeline

• 2026-05-01 Relisted — NELABOR
• 2026-05-01 Relisted — NELABOR
• 2026-04-03 Pending — NELABOR
• 2026-04-03 Pending — NELABOR
• 2025-10-21 Listed $139,500 NELABOR
• 2025-10-21 Listed $160,000 NELABOR

Property tax history

+0.1%/yr

Latest (2025): $344 · -1.2% YoY. Source: county tax records.