13015 Highway 118 Hwy · Hornbeck, LA 71429

$205,000

3 bd · 2.0 ba · 2,040 sqft · Manufactured public records · 269 Days on market

Built 2015 2.00 ac lot

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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 +13.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this 2015 doublewide set on 2 acres in a quiet Florien location. The home has sheetrock walls and neutral colors throughout. The living room features a gas stone fireplace and flows into a spacious kitchen with a center island bar that works well for casual meals or gathering with friends. The split layout offers oversized bedrooms with walk in closets in each room. The main bathroom includes a garden tub, double sinks, a separate shower, and a vanity area. The walk in laundry room has built ins for coats and shoes. A built in front porch and a back porch provide comfortable spots to sit and take in the views of open pastures. A white picket fence adds charm across the front of the property and an ahearn building on skids will remain. This home combines everyday convenience with a peaceful country setting.

Key facts

• Gas stone fireplace
• Oversized bedrooms
• 2 acres

Tags

• 2 ACRES
• GAS STONE FIREPLACE
• CENTER ISLAND BAR
• OVERSIZED BEDROOMS
• WALK IN CLOSETS
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $-2 ($-27/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (25.0% below list).
• Recommended offer: $154k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#151 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: health & safety C-, crime F, amenities F.
• Sabine Parish (rural): math 27% / reading 39% proficiency, ranked #40 of 98 in LA (top 41%) — 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: 13 active listings in the ZIP; 49 units permitted in Sabine 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.
• Sabine County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,658 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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 A-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: 0.75% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 11.1

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-33,465
• Equity at exit: $30,566

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-29,735
• Equity at exit: $17,725

Cash invested: $57,400 (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 71429

• Home prices YoY: -29.9%
• Active inventory: 13
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-2

Break-even live

Break-even rent $1,539

Max offer price $204,596

Occupancy floor 95%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $205,000 Active 269 DOM
2. 2026-06-18
   days on market $205,000 Active 268 DOM
3. 2026-06-17
   days on market $205,000 Active 267 DOM
4. 2026-06-16
   days on market $205,000 Active 266 DOM
5. 2026-06-15
   days on market $205,000 Active 265 DOM
6. 2026-06-14
   days on market $205,000 Active 263 DOM
7. 2026-06-12
   days on market $205,000 Active 262 DOM
8. 2026-06-09
   days on market $205,000 Active 259 DOM
9. 2026-06-08
   days on market $205,000 Active 258 DOM
10. 2026-06-07
    days on market $205,000 Active 257 DOM
11. 2026-06-07
    days on market $205,000 Active 256 DOM
12. 2026-06-04
    days on market $205,000 Active 253 DOM
13. 2026-06-02
    days on market $205,000 Active 252 DOM
14. 2026-06-01
    days on market $205,000 Active 251 DOM
15. 2026-05-31
    days on market $205,000 Active 250 DOM
16. 2026-05-31
    days on market $205,000 Active 249 DOM
17. 2026-02-16
    price $205,000 826-char remark

    Show marketing remark (826 chars)

    Come see this 2015 doublewide set on 2 acres in a quiet Florien location. The home has sheetrock walls and neutral colors throughout. The living room features a gas stone fireplace and flows into a spacious kitchen with a center island bar that works well for casual meals or gathering with friends. The split layout offers oversized bedrooms with walk in closets in each room. The main bathroom includes a garden tub, double sinks, a separate shower, and a vanity area. The walk in laundry room has built ins for coats and shoes. A built in front porch and a back porch provide comfortable spots to sit and take in the views of open pastures. A white picket fence adds charm across the front of the property and an ahearn building on skids will remain. This home combines everyday convenience with a peaceful country setting.

18. 2025-11-29
    price $210,000 826-char remark

    Show marketing remark (826 chars)

    Come see this 2015 doublewide set on 2 acres in a quiet Florien location. The home has sheetrock walls and neutral colors throughout. The living room features a gas stone fireplace and flows into a spacious kitchen with a center island bar that works well for casual meals or gathering with friends. The split layout offers oversized bedrooms with walk in closets in each room. The main bathroom includes a garden tub, double sinks, a separate shower, and a vanity area. The walk in laundry room has built ins for coats and shoes. A built in front porch and a back porch provide comfortable spots to sit and take in the views of open pastures. A white picket fence adds charm across the front of the property and an ahearn building on skids will remain. This home combines everyday convenience with a peaceful country setting.

19. 2025-09-23
    listed $215,000 Active 826-char remark

    Show marketing remark (826 chars)

    Come see this 2015 doublewide set on 2 acres in a quiet Florien location. The home has sheetrock walls and neutral colors throughout. The living room features a gas stone fireplace and flows into a spacious kitchen with a center island bar that works well for casual meals or gathering with friends. The split layout offers oversized bedrooms with walk in closets in each room. The main bathroom includes a garden tub, double sinks, a separate shower, and a vanity area. The walk in laundry room has built ins for coats and shoes. A built in front porch and a back porch provide comfortable spots to sit and take in the views of open pastures. A white picket fence adds charm across the front of the property and an ahearn building on skids will remain. This home combines everyday convenience with a peaceful country setting.

20. 2022-07-11
    soldstatus $185,000
21. 2022-06-30
    listed $185,000

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$459/yr (+$38/mo · 68.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $18,439
• − Mortgage interest: −$11,483
• − Property taxes: −$669
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$5,964
• Taxable loss: −$3,652
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $849/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: Sabine Parish
• NCES district ID: 2201380
• Math proficiency: 27% ▼ -38.00%
• Reading proficiency: 39% ▼ -35.00%
• Median HH income: $37,017
• Composite: 27.41/100
• National rank: #6970
• State rank: #40 of 98 in LA

Livability — Hornbeck

• Score: 65/100
• State rank: #151
• US rank: #12874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,101

Population outlook (Sabine County) Hauer SSP2

• Today (2025): 23,820 people
• By 2030: 23,505 · -1.3%
• By 2040: 22,885 · -3.9%
• By 2050: 22,235 · -6.7%
• By 2075: 20,257 · -15.0%
• By 2100: 17,348 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Slovak 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Sabine

• 2024 margin: Solid R (+70.1) · D 14.6% · R 84.7%
• 2008→2024 swing: -18.5pp toward R · 2008: -51.6pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+66.5 2016: R+63.1 2012: R+55.1 2008: R+51.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.68%
• Current HPI: 146.6056
• 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

+10.8% since first listed

5 events — show timeline

• 2026-02-16 Price Changed $205,000 AcadianaMLS
• 2025-11-29 Price Changed $210,000 AcadianaMLS
• 2025-09-23 Listed $215,000 AcadianaMLS
• 2022-07-11 Sold (Public Records) $185,000 Public Records
• 2022-06-30 Listed $185,000 AcadianaMLS

Property tax history

+2.6%/yr

Latest (2025): $669 · -6.1% YoY. Source: county tax records.