340 Herman Smith Rd · DeRidder, LA 70634

$75,000

3 bd · 2.0 ba · 1,170 sqft · Manufactured · 88 Days on market

Built 2019 ↓ 51% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2019 mobile home to be MOVED. 3-bedroom, two bathrooms. The mobile home features an interior that is well-lit and feels like a rustic farmhouse. Exposed wood beams and plenty of natural light. Key features include a built-in entertainment center, a large center island, double sinks, and a utility room with shelving and washer/dryer hookup. Call your realtor today for a private showing.

Key facts

• Large center island
• Washer dryer hookup
• Built 2019

Tags

• BUILT-IN ENTERTAINMENT CENTER
• LARGE CENTER ISLAND
• UTILITY ROOM WITH SHELVING
• WASHER DRYER HOOKUP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.8% in DeRidder — 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 72/100 on livability (#43 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Beauregard Parish (rural): math 30% / reading 41% proficiency, ranked #32 of 98 in LA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 241 active listings in the ZIP; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 15.52%
• Cash-on-cash: 32.94%
• DSCR: 2.47
• GRM: 4.7

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: 28.1%
• Equity multiple: 2.17×
• Total profit: $24,556
• Equity at exit: $11,183

10-year hold

• IRR: 35.6%
• Equity multiple: 4.27×
• Total profit: $68,649
• Equity at exit: $6,485

Cash invested: $21,000 (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 70634

• Home prices YoY: -30.6%
• Active inventory: 241
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $576

Break-even live

Break-even rent $612

Max offer price $75,000

Occupancy floor 52%

Sensitivity live

Price	-10% $619	-5% $598	+0% $576	+5% $555	+10% $534
Rent	-10% $470	-5% $523	+0% $576	+5% $629	+10% $682
Rate	-1.0pp $614	-0.5pp $595	base $576	+0.5pp $557	+1.0pp $537

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $75,000 Active 88 DOM
2. 2026-06-18
   days on market $75,000 Active 87 DOM
3. 2026-06-17
   days on market $75,000 Active 86 DOM
4. 2026-06-16
   days on market $75,000 Active 85 DOM
5. 2026-06-15
   days on market $75,000 Active 84 DOM
6. 2026-06-14
   days on market $75,000 Active 82 DOM
7. 2026-06-13
   days on market $75,000 Active 81 DOM
8. 2026-06-10
   days on market $75,000 Active 79 DOM
9. 2026-06-09
   days on market $75,000 Active 78 DOM
10. 2026-06-08
    days on market $75,000 Active 77 DOM
11. 2026-06-07
    days on market $75,000 Active 76 DOM
12. 2026-06-03
    days on market $75,000 Active 72 DOM
13. 2026-06-02
    days on market $75,000 Active 71 DOM
14. 2026-06-01
    days on market $75,000 Active 70 DOM
15. 2026-05-31
    days on market $75,000 Active 69 DOM
16. 2026-05-30
    days on market $75,000 Active 68 DOM
17. 2026-04-13
    price $75,000 388-char remark

    Show marketing remark (388 chars)

    2019 mobile home to be MOVED. 3-bedroom, two bathrooms. The mobile home features an interior that is well-lit and feels like a rustic farmhouse. Exposed wood beams and plenty of natural light. Key features include a built-in entertainment center, a large center island, double sinks, and a utility room with shelving and washer/dryer hookup. Call your realtor today for a private showing.

18. 2026-03-23
    listed $85,000 Active 388-char remark

    Show marketing remark (388 chars)

    2019 mobile home to be MOVED. 3-bedroom, two bathrooms. The mobile home features an interior that is well-lit and feels like a rustic farmhouse. Exposed wood beams and plenty of natural light. Key features include a built-in entertainment center, a large center island, double sinks, and a utility room with shelving and washer/dryer hookup. Call your realtor today for a private showing.

19. 2019-06-28
    soldstatus $153,000
20. 2019-05-15
    soldstatus $155,000
21. 2016-05-04
    soldstatus $143,500
22. 2016-04-29
    soldstatus 285-char remark

    Show marketing remark (285 chars)

    ALL OFFERS WELCOME!!! Great Price! This old Farm House has so much to offer with an old home, Barn, Ponds and Fenced pasture land. The House is in the middle of a remodel and has been leveled, there are new footings poured and ready to be finished by the new owner. BRING ALL OFFERS!!!

23. 2016-04-08
    soldstatus $143,500
24. 2016-02-07
    listed $167,000 285-char remark

    Show marketing remark (285 chars)

    ALL OFFERS WELCOME!!! Great Price! This old Farm House has so much to offer with an old home, Barn, Ponds and Fenced pasture land. The House is in the middle of a remodel and has been leveled, there are new footings poured and ready to be finished by the new owner. BRING ALL OFFERS!!!

25. 2015-06-01
    soldstatus $135,000
26. 2015-05-29
    soldstatus
27. 2015-04-29
    listed $153,000

ⓘ 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: $711 · $59/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,104
• − Mortgage interest: −$4,201
• − Property taxes: −$711
• − Insurance: −$375
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,182
• Taxable income: $6,059
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $5,463/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: Beauregard Parish
• NCES district ID: 2200180
• Math proficiency: 30% ▼ -40.00%
• Reading proficiency: 41% ▼ -35.00%
• Median HH income: $46,033
• Composite: 30.34/100
• National rank: #6265
• State rank: #32 of 98 in LA

Livability — DeRidder

• Score: 72/100
• State rank: #43
• US rank: #6227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 25,038

Population outlook (Beauregard County) Hauer SSP2

• Today (2025): 37,760 people
• By 2030: 38,140 · +1.0%
• By 2040: 38,518 · +2.0%
• By 2050: 38,164 · +1.1%
• By 2075: 36,437 · -3.5%
• By 2100: 32,493 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Beauregard

• 2024 margin: Solid R (+71.3) · D 13.8% · R 85.1% · Other 1.1%
• 2008→2024 swing: -16.9pp toward R · 2008: -54.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+67.5 2016: R+65.3 2012: R+58.2 2008: R+54.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.61%
• Current HPI: 130.4445
• 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

-51.0% since first listed

11 events — show timeline

• 2026-04-13 Price Changed $75,000 GFPAR
• 2026-03-23 Listed $85,000 GFPAR
• 2019-06-28 Sold (Public Records) $153,000 Public Records
• 2019-05-15 Sold (Public Records) $155,000 Public Records
• 2016-05-04 Sold (Public Records) $143,500 Public Records
• 2016-04-29 Sold (MLS) — GFPAR
• 2016-04-08 Sold (Public Records) $143,500 Public Records
• 2016-02-07 Listed $167,000 GFPAR
• 2015-06-01 Sold (Public Records) $135,000 Public Records
• 2015-05-29 Sold (MLS) — GFPAR
• 2015-04-29 Listed $153,000 GFPAR

Property tax history

+4.7%/yr

Latest (2025): $711 · +0.8% YoY. Source: county tax records.