2843 Old Marksville Hwy · Pineville, LA 71360

$189,500

4 bd · 2.0 ba · 2,055 sqft · Manufactured · 116 Days on market

Built 2021 0.79 ac lot ↓ 8% since listing

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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
• Livability +3.7/5.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The most beautiful doublewide you'll ever see. This stunning farmhouse-style home features barn doors, rustic flooring, designer cabinetry, and an open split-floor plan built for both style and function. The gourmet kitchen boasts a huge center island, separate pantry, and beautiful finishes--perfect for entertaining and everyday living. The luxurious primary suite offers a spa-style bathroom with a large walk-in shower and a separate freestanding soaking tub. With four bedrooms, a true split layout, and abundant storage throughout, this home delivers comfort, space, and modern design. Large Front porch and double carport. Located in the Pineville High School zone, just off Old Marksville Hwy past Stilley Road, this property also qualifies for 100% financing, making ownership more attainable than ever.

Key facts

• Barn doors
• Gourmet kitchen
• Huge center island

Tags

• BARN DOORS
• RUSTIC FLOORING
• DESIGNER CABINETRY
• OPEN SPLIT-FLOOR PLAN
• GOURMET KITCHEN
• HUGE CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $46 ($548/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 $148k (22.0% below list).
• Recommended offer: $148k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.3% in Pineville — 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 73/100 on livability (#38 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime 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: 239 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 $1k of loan paydown is wiped out by about $6k 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 116 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,836 (22.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 22% 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. Crime grade is D 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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 10.7

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-27,890
• Equity at exit: $28,255

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-20,916
• Equity at exit: $16,384

Cash invested: $53,060 (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 71360

• Home prices YoY: -26.9%
• Active inventory: 239
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$50 /mo · $594/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $46

Break-even live

Break-even rent $1,421

Max offer price $189,500

Occupancy floor 92%

Sensitivity live

Price	-10% $153	-5% $99	+0% $46	+5% $-8	+10% $-62
Rent	-10% $-71	-5% $-13	+0% $46	+5% $104	+10% $162
Rate	-1.0pp $141	-0.5pp $94	base $46	+0.5pp $-3	+1.0pp $-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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-14
   price $189,500 813-char remark

   Show marketing remark (813 chars)

   The most beautiful doublewide you'll ever see. This stunning farmhouse-style home features barn doors, rustic flooring, designer cabinetry, and an open split-floor plan built for both style and function. The gourmet kitchen boasts a huge center island, separate pantry, and beautiful finishes--perfect for entertaining and everyday living. The luxurious primary suite offers a spa-style bathroom with a large walk-in shower and a separate freestanding soaking tub. With four bedrooms, a true split layout, and abundant storage throughout, this home delivers comfort, space, and modern design. Large Front porch and double carport. Located in the Pineville High School zone, just off Old Marksville Hwy past Stilley Road, this property also qualifies for 100% financing, making ownership more attainable than ever.

2. 2026-05-05
   price $190,000 813-char remark

   Show marketing remark (813 chars)

   The most beautiful doublewide you'll ever see. This stunning farmhouse-style home features barn doors, rustic flooring, designer cabinetry, and an open split-floor plan built for both style and function. The gourmet kitchen boasts a huge center island, separate pantry, and beautiful finishes--perfect for entertaining and everyday living. The luxurious primary suite offers a spa-style bathroom with a large walk-in shower and a separate freestanding soaking tub. With four bedrooms, a true split layout, and abundant storage throughout, this home delivers comfort, space, and modern design. Large Front porch and double carport. Located in the Pineville High School zone, just off Old Marksville Hwy past Stilley Road, this property also qualifies for 100% financing, making ownership more attainable than ever.

3. 2026-04-28
   price $191,000 813-char remark

   Show marketing remark (813 chars)

   The most beautiful doublewide you'll ever see. This stunning farmhouse-style home features barn doors, rustic flooring, designer cabinetry, and an open split-floor plan built for both style and function. The gourmet kitchen boasts a huge center island, separate pantry, and beautiful finishes--perfect for entertaining and everyday living. The luxurious primary suite offers a spa-style bathroom with a large walk-in shower and a separate freestanding soaking tub. With four bedrooms, a true split layout, and abundant storage throughout, this home delivers comfort, space, and modern design. Large Front porch and double carport. Located in the Pineville High School zone, just off Old Marksville Hwy past Stilley Road, this property also qualifies for 100% financing, making ownership more attainable than ever.

4. 2026-04-19
   price $192,000 813-char remark

   Show marketing remark (813 chars)

   The most beautiful doublewide you'll ever see. This stunning farmhouse-style home features barn doors, rustic flooring, designer cabinetry, and an open split-floor plan built for both style and function. The gourmet kitchen boasts a huge center island, separate pantry, and beautiful finishes--perfect for entertaining and everyday living. The luxurious primary suite offers a spa-style bathroom with a large walk-in shower and a separate freestanding soaking tub. With four bedrooms, a true split layout, and abundant storage throughout, this home delivers comfort, space, and modern design. Large Front porch and double carport. Located in the Pineville High School zone, just off Old Marksville Hwy past Stilley Road, this property also qualifies for 100% financing, making ownership more attainable than ever.

5. 2026-04-07
   price $199,000 813-char remark

   Show marketing remark (813 chars)

   The most beautiful doublewide you'll ever see. This stunning farmhouse-style home features barn doors, rustic flooring, designer cabinetry, and an open split-floor plan built for both style and function. The gourmet kitchen boasts a huge center island, separate pantry, and beautiful finishes--perfect for entertaining and everyday living. The luxurious primary suite offers a spa-style bathroom with a large walk-in shower and a separate freestanding soaking tub. With four bedrooms, a true split layout, and abundant storage throughout, this home delivers comfort, space, and modern design. Large Front porch and double carport. Located in the Pineville High School zone, just off Old Marksville Hwy past Stilley Road, this property also qualifies for 100% financing, making ownership more attainable than ever.

6. 2026-04-03
   price $203,000 813-char remark

   Show marketing remark (813 chars)

   The most beautiful doublewide you'll ever see. This stunning farmhouse-style home features barn doors, rustic flooring, designer cabinetry, and an open split-floor plan built for both style and function. The gourmet kitchen boasts a huge center island, separate pantry, and beautiful finishes--perfect for entertaining and everyday living. The luxurious primary suite offers a spa-style bathroom with a large walk-in shower and a separate freestanding soaking tub. With four bedrooms, a true split layout, and abundant storage throughout, this home delivers comfort, space, and modern design. Large Front porch and double carport. Located in the Pineville High School zone, just off Old Marksville Hwy past Stilley Road, this property also qualifies for 100% financing, making ownership more attainable than ever.

7. 2026-03-22
   price $204,000 813-char remark

   Show marketing remark (813 chars)

   The most beautiful doublewide you'll ever see. This stunning farmhouse-style home features barn doors, rustic flooring, designer cabinetry, and an open split-floor plan built for both style and function. The gourmet kitchen boasts a huge center island, separate pantry, and beautiful finishes--perfect for entertaining and everyday living. The luxurious primary suite offers a spa-style bathroom with a large walk-in shower and a separate freestanding soaking tub. With four bedrooms, a true split layout, and abundant storage throughout, this home delivers comfort, space, and modern design. Large Front porch and double carport. Located in the Pineville High School zone, just off Old Marksville Hwy past Stilley Road, this property also qualifies for 100% financing, making ownership more attainable than ever.

8. 2026-02-12
   price $204,500 813-char remark

   Show marketing remark (813 chars)

   The most beautiful doublewide you'll ever see. This stunning farmhouse-style home features barn doors, rustic flooring, designer cabinetry, and an open split-floor plan built for both style and function. The gourmet kitchen boasts a huge center island, separate pantry, and beautiful finishes--perfect for entertaining and everyday living. The luxurious primary suite offers a spa-style bathroom with a large walk-in shower and a separate freestanding soaking tub. With four bedrooms, a true split layout, and abundant storage throughout, this home delivers comfort, space, and modern design. Large Front porch and double carport. Located in the Pineville High School zone, just off Old Marksville Hwy past Stilley Road, this property also qualifies for 100% financing, making ownership more attainable than ever.

9. 2026-01-28
   listed $205,000 Active 813-char remark

   Show marketing remark (813 chars)

   The most beautiful doublewide you'll ever see. This stunning farmhouse-style home features barn doors, rustic flooring, designer cabinetry, and an open split-floor plan built for both style and function. The gourmet kitchen boasts a huge center island, separate pantry, and beautiful finishes--perfect for entertaining and everyday living. The luxurious primary suite offers a spa-style bathroom with a large walk-in shower and a separate freestanding soaking tub. With four bedrooms, a true split layout, and abundant storage throughout, this home delivers comfort, space, and modern design. Large Front porch and double carport. Located in the Pineville High School zone, just off Old Marksville Hwy past Stilley Road, this property also qualifies for 100% financing, making ownership more attainable than ever.

ⓘ 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: $594 · $50/mo
• Projected year-2 tax: $1,042 · $87/mo
• Expected delta: +$448/yr (+$37/mo · 75.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 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: $17,740
• − Mortgage interest: −$10,615
• − Property taxes: −$594
• − Insurance: −$948
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$5,513
• Taxable loss: −$2,767
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $1,212/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 — Pineville

• Score: 73/100
• State rank: #38
• US rank: #5613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rapides Parish · 59,791 people
• City population: 34,653
• Metro: Alexandria, LA
• Population (ZIP): 34,653
• Household income: $60,527
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 960.0

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 (71%)
• Race & ethnicity: White 71% Black 19% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Serbian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -74.92%
• Current HPI: 203.0411
• Rent YoY: —
• Metro: Alexandria, LA
• 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

-7.6% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $189,500 AcadianaMLS
• 2026-05-05 Price Changed $190,000 AcadianaMLS
• 2026-04-28 Price Changed $191,000 AcadianaMLS
• 2026-04-19 Price Changed $192,000 AcadianaMLS
• 2026-04-07 Price Changed $199,000 AcadianaMLS
• 2026-04-03 Price Changed $203,000 AcadianaMLS
• 2026-03-22 Price Changed $204,000 AcadianaMLS
• 2026-02-12 Price Changed $204,500 AcadianaMLS
• 2026-01-28 Listed $205,000 AcadianaMLS

Property tax history

+2.0%/yr

Latest (2025): $594 · +13.5% YoY. Source: county tax records.