512 Tyler Rd · Oakdale, LA 71463

$115,000

3 bd · 2.0 ba · 1,860 sqft · Manufactured · 199 Days on market

Built 1999 1.00 ac lot

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.5/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property listing describes a well-maintained manufactured 3-bedroom, 2-bathroom home situated on a private, fenced-in 1-acre lot. The highlights include: Outdoor Living: A spacious 21x18 deck off the back of the house, great for entertaining, and a roomy front porch deck great for relaxing or socializing. Parking & Storage: A detached two-and-a-half-car carport provides ample space for vehicles or storage. Pet-Friendly Features: A separate fenced-in area designated for outside dogs. Privacy: No neighboring properties within sight offer unmatched seclusion. This property is an excellent option for those seeking a serene and self-sufficient lifestyle while enjoying the convenience

Key facts

• Front porch deck
• Detached carport
• Spacious deck

Tags

• PRIVATE FENCED IN LOT
• SPACIOUS DECK
• FRONT PORCH DECK
• DETACHED CARPORT
• FENCED IN AREA FOR DOGS
• NO NEIGHBORING PROPERTIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (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.
• 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 ($795 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $35k (23%) 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.14% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.2%
• Equity multiple: 1.77×
• Total profit: $24,913
• Equity at exit: $39,392

10-year hold

• IRR: 18.6%
• Equity multiple: 3.25×
• Total profit: $72,454
• Equity at exit: $52,452

Cash invested: $32,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $356

Break-even live

Break-even rent $862

Max offer price $115,000

Occupancy floor 68%

Sensitivity live

Price	-10% $421	-5% $389	+0% $356	+5% $324	+10% $291
Rent	-10% $252	-5% $304	+0% $356	+5% $408	+10% $460
Rate	-1.0pp $414	-0.5pp $385	base $356	+0.5pp $326	+1.0pp $296

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-04-13
   status Pending
2. 2026-04-01
   price $115,000
3. 2025-12-16
   price $120,000
4. 2025-11-21
   price $130,000
5. 2025-10-03
   price $135,000
6. 2025-09-24
   listed $150,000 Active
7. 2025-08-04
   price $155,000
8. 2025-07-23
   price $120,000
9. 2025-07-13
   price $130,000
10. 2025-06-28
    price $137,500
11. 2025-06-10
    price $145,000
12. 2025-06-09
    price $155,000
13. 2025-05-30
    listed $165,000 Active
14. 2025-01-21
    price $150,000
15. 2025-01-12
    price $155,000
16. 2024-12-19
    price $160,000
17. 2024-11-26
    listed $165,000 Active
18. 2022-07-20
    soldstatus $105,000
19. 2022-03-29
    listed $105,000
20. 2020-10-30
    listed $99,000

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$269/yr (+$22/mo · 74.0%)

ⓘ 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 4/10 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: $15,759
• − Mortgage interest: −$6,442
• − Property taxes: −$364
• − Insurance: −$575
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,345
• Taxable income: $2,512
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,672/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

• 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

+16.2% since first listed

20 events — show timeline

• 2026-04-13 Pending — AcadianaMLS
• 2026-04-01 Price Changed $115,000 AcadianaMLS
• 2025-12-16 Price Changed $120,000 AcadianaMLS
• 2025-11-21 Price Changed $130,000 AcadianaMLS
• 2025-10-03 Price Changed $135,000 AcadianaMLS
• 2025-09-24 Listed $150,000 AcadianaMLS
• 2025-08-04 Price Changed $155,000 AcadianaMLS
• 2025-07-23 Price Changed $120,000 AcadianaMLS
• 2025-07-13 Price Changed $130,000 AcadianaMLS
• 2025-06-28 Price Changed $137,500 AcadianaMLS
• 2025-06-10 Price Changed $145,000 AcadianaMLS
• 2025-06-09 Price Changed $155,000 AcadianaMLS
• 2025-05-30 Listed $165,000 AcadianaMLS
• 2025-01-21 Price Changed $150,000 AcadianaMLS
• 2025-01-12 Price Changed $155,000 AcadianaMLS
• 2024-12-19 Price Changed $160,000 AcadianaMLS
• 2024-11-26 Listed $165,000 AcadianaMLS
• 2022-07-20 Sold (Public Records) $105,000 Public Records
• 2022-03-29 Listed $105,000 AcadianaMLS
• 2020-10-30 Listed $99,000 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $364 · -0.6% YoY. Source: county tax records.