982 Swartz Fairbanks Rd · Swartz, LA 71203

$129,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 34 Days on market

Built 2011 1.26 ac lot $85/sqft · 8% below area Est $140k · 8% under

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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 +27.3/30.0
• ARV discount +11.1/15.0
• DSCR +9.5/10.0
• 1% rule +7.1/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for space, affordability, and the chance to make a home your own? This 3-bedroom, 2-bath doublewide sitting on approximately 1.25 acres in the Swartz Elementary School Zone offers just that—and more. Built in 2011, this home features a smart split floor plan with generously sized bedrooms, giving everyone their own space. The layout flows beautifully with a large kitchen complete with stainless steel appliances & a center island/bar for extra seating, a spacious dining area, and a comfortable living room that includes a dedicated nook—perfect for a home office, homework station, or cozy reading space. The primary suite is a standout with dual vanities, a relaxing soaking tub, and a separate walk-in shower—creating a private retreat at the end of the day. Step outside and you’ll find a fenced backyard, a covered porch for relaxing evenings, and three storage buildings that will remain—ideal for tools, hobbies, or extra storage. This property is located in Flood Zone X, so no flood insurance is typically required, and is part of an estate—being sold AS IS so may not qualify for VA, FHA or USDA (your realtor can verify). While the home will need some cosmetic updates like flooring and fresh paint, it presents a fantastic opportunity for buyers looking to build equity and add their personal touch. If you’ve been waiting for something affordable with land and potential—this is it. Schedule your showing today and come see the possibilities for yourself!

Key facts

• Split floor plan
• Large kitchen
• Center island

Tags

• SPLIT FLOOR PLAN
• LARGE KITCHEN
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• SPACIOUS DINING AREA
• COMFORTABLE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.2% in Swartz — 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 64/100 on livability (#184 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, health & safety D.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 437 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.43%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (median comp): $140,158
• List price: $129,000
• Delta: -7.96%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2375 Highway 134	0.25mi	3/2.0	1,296 (-14%)	13mo	$120,000	$93	53

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,936
• Equity at exit: $19,234

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $33,254
• Equity at exit: $11,154

Cash invested: $36,120 (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 71203

• Home prices YoY: -32.4%
• Active inventory: 437
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$124 /mo · $1,484/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $374

Break-even live

Break-even rent $1,081

Max offer price $129,000

Occupancy floor 71%

Sensitivity live

Price	-10% $447	-5% $411	+0% $374	+5% $338	+10% $301
Rent	-10% $251	-5% $313	+0% $374	+5% $436	+10% $497
Rate	-1.0pp $439	-0.5pp $407	base $374	+0.5pp $341	+1.0pp $307

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-21
   listed $129,000 Active 1533-char remark

   Show marketing remark (1533 chars)

   Looking for space, affordability, and the chance to make a home your own? This 3-bedroom, 2-bath doublewide sitting on approximately 1.25 acres in the Swartz Elementary School Zone offers just that—and more. Built in 2011, this home features a smart split floor plan with generously sized bedrooms, giving everyone their own space. The layout flows beautifully with a large kitchen complete with stainless steel appliances & a center island/bar for extra seating, a spacious dining area, and a comfortable living room that includes a dedicated nook—perfect for a home office, homework station, or cozy reading space. The primary suite is a standout with dual vanities, a relaxing soaking tub, and a separate walk-in shower—creating a private retreat at the end of the day. Step outside and you’ll find a fenced backyard, a covered porch for relaxing evenings, and three storage buildings that will remain—ideal for tools, hobbies, or extra storage. This property is located in Flood Zone X, so no flood insurance is typically required, and is part of an estate—being sold AS IS so may not qualify for VA, FHA or USDA (your realtor can verify). While the home will need some cosmetic updates like flooring and fresh paint, it presents a fantastic opportunity for buyers looking to build equity and add their personal touch. If you’ve been waiting for something affordable with land and potential—this is it. Schedule your showing today and come see the possibilities for yourself!

ⓘ 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: $1,484 · $124/mo
• Projected year-2 tax: $1,484 · $124/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,656
• − Mortgage interest: −$7,226
• − Property taxes: −$1,484
• − Insurance: −$645
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$3,753
• Taxable income: $2,563
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,876/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Swartz

• Score: 64/100
• State rank: #184
• US rank: #14862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swartz, LA
• County: Ouachita Parish · 118,340 people
• Metro: Monroe, LA
• Population (ZIP): 38,354
• Household income: $52,326
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2085.0

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 48% White 45% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.01%
• Current HPI: 206.1948
• Rent YoY: —
• Metro: Monroe, 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

1 event — show timeline

• 2026-04-21 Listed $129,000 NELABOR

Property tax history

+0.1%/yr

Latest (2025): $1,484 · -0.7% YoY. Source: county tax records.