141 Mckay Ln · Center Point, LA 71331

$123,000

3 bd · 2.0 ba · 1,148 sqft · Manufactured · 273 Days on market

Built 2006 4.00 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 +12.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Enjoy peaceful country living with this 1,148 sq ft, 3-bedroom, 2-bath home set on 4 fully fenced acres in a quiet, private location. Relax and watch the wildlife from the large front porch, while enjoying your morning coffee or evening sunsets. Inside, the home features an efficient open layout with a cozy living area, functional kitchen, and comfortable bedrooms. Outside, there's plenty of space for animals, gardens, or recreation -- plus a handy storage shed for tools and equipment. Contact me today to see this property in person, This home won't last long!

Key facts

• Fully fenced acres
• Large front porch
• Handy storage shed

Tags

• FULLY FENCED ACRES
• LARGE FRONT PORCH
• EFFICIENT OPEN LAYOUT
• HANDY STORAGE SHED

Property features AI

Finance

• HOA & community: Acreage community feature

Exterior

• Parking: No designated parking
• Home design: Manufactured home
• Construction: Vinyl siding construction; Metal roof; Workshop on the property
• Exterior features: Barbed wire and other fencing; Metal roof; Vinyl siding; On acreage

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Includes two bedrooms, kitchen, and living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $123k.

Deal economics

• At list price, monthly cash flow is $-26 ($-316/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (15.2% below list).
• Recommended offer: $104k (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#344 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lafargue Elementary School (math 34% / reading 47%, grade F, #218 of 646 statewide, top 34%, 556 students, 54% FRL); Marksville High School (math 16% / reading 20%, grade F, #196 of 265 statewide, top 74%, 675 students, 59% FRL) — zoned schools average 57% FRL vs 75% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($850 loan paydown + $4k appreciation (3.0% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($108k) 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 $64k; list at $123k implies a 92% 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 $104,259 (15.2% 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 273 days. Have you received any prior offers? Is the seller open to a 15% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 9.8

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: 6.7%
• Equity multiple: 1.38×
• Total profit: $13,153
• Equity at exit: $55,306

10-year hold

• IRR: 9.5%
• Equity multiple: 2.43×
• Total profit: $49,219
• Equity at exit: $85,233

Cash invested: $34,440 (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 71331

• Active inventory: 3
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$645
• Tax est. 1.5%: −$154 /mo · $1,845/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-26

Break-even live

Break-even rent $1,076

Max offer price $119,184

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $16	+0% $-26	+5% $-69	+10% $-111
Rent	-10% $-109	-5% $-68	+0% $-26	+5% $15	+10% $56
Rate	-1.0pp $36	-0.5pp $5	base $-26	+0.5pp $-58	+1.0pp $-91

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-06
   status Pending
2. 2026-03-11
   price $123,000
3. 2025-09-15
   price $125,500
4. 2025-08-05
   listed $130,500 Active
5. 2025-08-05
   listed $125,500 Active
6. 2007-11-26
   soldstatus $64,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 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: $12,511
• − Mortgage interest: −$6,890
• − Property taxes: −$1,845
• − Insurance: −$615
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$3,578
• Taxable loss: −$2,419
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $264/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Center Point

• Score: 56/100
• State rank: #344
• US rank: #22930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,103
• Population (ZIP): 765

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 16% Hispanic / Latino 10% Black 1%
• Common ancestry: Lithuanian 11% Scottish 3%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+92.2% since first listed

6 events — show timeline

• 2026-05-06 Pending — AcadianaMLS
• 2026-03-11 Price Changed $123,000 AcadianaMLS
• 2025-09-15 Price Changed $125,500 AcadianaMLS
• 2025-08-05 Listed $125,500 AcadianaMLS
• 2025-08-05 Listed $130,500 AcadianaMLS
• 2007-11-26 Sold (Public Records) $64,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $204 · +0.0% YoY. Source: county tax records.