1111 Mockingbird Lane Ln · Oakdale, LA 71463

$139,900

3 bd · 1.5 ba · 1,260 sqft · SingleFamily · 158 Days on market

Built 1978 1.00 ac lot Est $121k · 16% 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 +20.4/30.0
• DSCR +6.5/10.0
• Appreciation +5.5/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0

Listing remarks

NEW PRICE! Beautifully refreshed and move-in ready! This Inviting 3-bedroom home includes a bonus room , 1 1/2-bath and sits on 1 acre and offers the perfect blend of comfort, updates. Step inside to find brand-new flooring, fresh interior paint, and updated windows that bring in great natural light. The roof and HVAC and Hot water heater are only 4 years old, offering plenty of remaining life and peace of mind. Outside, enjoy a fully fenced backyard--for pets, gatherings, or quiet evenings at home. If you're looking for a well-maintained home with modern touches and room to spread out, this one checks all the boxes. Schedule your showing today.

Key facts

• Move-in ready
• Updated windows
• Bonus room

Tags

• MOVE-IN READY
• BONUS ROOM
• UPDATED WINDOWS
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Acreage

Exterior

• Parking: No designated parking
• Home design: Single-family residence
• Construction: HardiPlank and brick exterior; Composition roof
• Exterior features: Full privacy and chain-link fencing (includes privacy and other fencing); Covered patio/porch

Interior

• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Dining room; Kitchen; Bonus room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $181 ($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 $131k (6.6% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#55 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Allen Parish (rural): math 26% / reading 42% proficiency, ranked #36 of 98 in LA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oakdale Elementary School (math 17% / reading 17%, grade F, #487 of 646 statewide, top 78%, 562 students, 73% FRL); Oakdale Middle School (math 11% / reading 32%, grade F, #158 of 218 statewide, top 73%, 322 students, 74% FRL); Oakdale High School (math 32% / reading 42%, grade F, #98 of 265 statewide, top 38%, 322 students, 61% FRL).
• Market conditions: 24 active listings in the ZIP; 46 units permitted in Allen Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($967 loan paydown + $1k appreciation (1.0% local appreciation)).
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $60k; list at $140k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $120,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 Shady Ln	0.10mi	3/1.5	1,200 (-5%)	9mo	$115,000	$96	80

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

Projected returns pro-forma

1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.36×
• Total profit: $14,241
• Equity at exit: $47,921

10-year hold

• IRR: 11.2%
• Equity multiple: 2.37×
• Total profit: $53,490
• Equity at exit: $63,809

Cash invested: $39,172 (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 71463

• Home prices YoY: 1.1%
• Active inventory: 24
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $181

Break-even live

Break-even rent $1,077

Max offer price $139,900

Occupancy floor 81%

Sensitivity live

Price	-10% $260	-5% $221	+0% $181	+5% $141	+10% $102
Rent	-10% $78	-5% $129	+0% $181	+5% $233	+10% $284
Rate	-1.0pp $251	-0.5pp $217	base $181	+0.5pp $145	+1.0pp $108

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-17
   status Active
2. 2026-05-09
   status Pending
3. 2026-01-30
   price $139,900
4. 2025-12-10
   listed $145,900 Active
5. 2004-01-27
   soldstatus $60,000

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $769 · $64/mo
• Expected delta: +$59/yr (+$5/mo · 8.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 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: $15,678
• − Mortgage interest: −$7,837
• − Property taxes: −$711
• − Insurance: −$700
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$4,070
• Taxable loss: −$147
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $2,207/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: Allen Parish
• NCES district ID: 2200060
• Math proficiency: 26% ▼ -46.00%
• Reading proficiency: 42% ▼ -39.00%
• Median HH income: $39,440
• Composite: 28.45/100
• National rank: #6751
• State rank: #36 of 98 in LA

Livability — Oakdale

• Score: 70/100
• State rank: #55
• US rank: #7566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakdale, LA
• City population: 9,007
• Population (ZIP): 9,007

Population outlook (Allen County) Hauer SSP2

• Today (2025): 25,056 people
• By 2030: 24,668 · -1.5%
• By 2040: 23,964 · -4.4%
• By 2050: 23,166 · -7.5%
• By 2075: 21,285 · -15.1%
• By 2100: 15,904 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Black 22% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 10% Slovak 2% Russian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 13% French/Haitian/Cajun 3%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -24.7pp toward R · 2008: -36.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+55.7 2016: R+51.5 2012: R+41.7 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.02%
• Current HPI: 93.1157
• 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

+133.2% since first listed

5 events — show timeline

• 2026-05-17 Relisted — AcadianaMLS
• 2026-05-09 Pending — AcadianaMLS
• 2026-01-30 Price Changed $139,900 AcadianaMLS
• 2025-12-10 Listed $145,900 AcadianaMLS
• 2004-01-27 Sold (Public Records) $60,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $711 · -0.6% YoY. Source: county tax records.