400 De Jeane Rd · Fort Polk North, LA 71446

$72,800

3 bd · 2.0 ba · 1,317 sqft · Manufactured · 84 Days on market

Built 2010 Good condition 1.00 ac lot ↓ 8% 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
• Rent growth +4.9/5.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't allow rising housing prices to pass you by. Consider this 2010 mobile with 3 bedrooms, 2 baths, living room, dining, kitchen, laundry room, covered front porch and large 1 acre lot. This home is FHA 203k eligible. It's your move now, call us today for a tour of this home.

Key facts

• Covered front porch
• Large 1 acre lot
• 1 acre lot

Tags

• COVERED FRONT PORCH
• LARGE 1 ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $73k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#289 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: schools C-, health & safety C-, amenities F.
• Vernon Parish (rural): math 35% / reading 51% proficiency, ranked #18 of 98 in LA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.6%/yr); 210 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/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 $503 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Vernon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $68,432 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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. 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.
5. 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.
6. 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: 2.01% ✓
• Cap rate: 17.06%
• Cash-on-cash: 38.47%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 40.2%
• Equity multiple: 2.84×
• Total profit: $37,577
• Equity at exit: $10,855

10-year hold

• IRR: 48.9%
• Equity multiple: 6.97×
• Total profit: $121,610
• Equity at exit: $6,294

Cash invested: $20,384 (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 71446

• Home prices YoY: -32.1%
• Rents YoY: 9.6%
• Active inventory: 210
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,092/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $653

Break-even live

Break-even rent $637

Max offer price $72,800

Occupancy floor 50%

Sensitivity live

Price	-10% $704	-5% $679	+0% $653	+5% $628	+10% $603
Rent	-10% $538	-5% $596	+0% $653	+5% $711	+10% $769
Rate	-1.0pp $690	-0.5pp $672	base $653	+0.5pp $635	+1.0pp $615

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: $18,200
• Closing costs: $2,184
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $72,800 Active 84 DOM
2. 2026-06-18
   days on market $72,800 Active 83 DOM
3. 2026-06-17
   days on market $72,800 Active 82 DOM
4. 2026-06-17
   price $72,800 Active 81 DOM
5. 2026-06-16
   days on market $83,720 Active 81 DOM
6. 2026-06-15
   days on market $83,720 Active 80 DOM
7. 2026-06-14
   days on market $83,720 Active 78 DOM
8. 2026-06-12
   days on market $83,720 Active 77 DOM
9. 2026-06-09
   days on market $83,720 Active 74 DOM
10. 2026-06-08
    days on market $83,720 Active 73 DOM
11. 2026-06-07
    days on market $83,720 Active 72 DOM
12. 2026-06-07
    days on market $83,720 Active 71 DOM
13. 2026-06-04
    days on market $83,720 Active 68 DOM
14. 2026-06-02
    days on market $83,720 Active 67 DOM
15. 2026-06-01
    days on market $83,720 Active 66 DOM
16. 2026-05-31
    days on market $83,720 Active 65 DOM
17. 2026-05-31
    days on market $83,720 Active 64 DOM
18. 2026-05-12
    price $83,720 278-char remark

    Show marketing remark (278 chars)

    Don't allow rising housing prices to pass you by. Consider this 2010 mobile with 3 bedrooms, 2 baths, living room, dining, kitchen, laundry room, covered front porch and large 1 acre lot. This home is FHA 203k eligible. It's your move now, call us today for a tour of this home.

19. 2026-03-27
    listed $91,000 Active 278-char remark

    Show marketing remark (278 chars)

    Don't allow rising housing prices to pass you by. Consider this 2010 mobile with 3 bedrooms, 2 baths, living room, dining, kitchen, laundry room, covered front porch and large 1 acre lot. This home is FHA 203k eligible. It's your move now, call us today for a tour of this home.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $17,567
• − Mortgage interest: −$4,078
• − Property taxes: −$1,092
• − Insurance: −$364
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,118
• Taxable income: $7,105
• Est. tax owed @ 24.0%: −$1,705
• After-tax cash flow: $6,136/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2010 manufactured home is in good condition with a good condition score of 80. It has a good exterior, good interior walls and paint, and good flooring. The home is FHA 203k eligible and is move-in ready with minor cosmetic updates needed.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Replace carpet — Fresh carpet improves tenant satisfaction and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace carpet — Fresh carpet improves tenant satisfaction and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Vernon Parish
• NCES district ID: 2201830
• Math proficiency: 35% ▼ -42.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $44,822
• Composite: 36.42/100
• National rank: #4674
• State rank: #18 of 98 in LA

Livability — Fort Polk North

• Score: 58/100
• State rank: #289
• US rank: #20652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Vernon Parish · 21,275 people
• Metro: Fort Polk South, LA
• Population (ZIP): 21,275
• Household income: $55,925
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 659.0

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 45,401 people
• By 2030: 43,015 · -5.3%
• By 2040: 38,171 · -15.9%
• By 2050: 34,087 · -24.9%
• By 2075: 28,267 · -37.7%
• By 2100: 25,486 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 6% Two or more races 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Vietnam
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Vernon

• 2024 margin: Solid R (+67.9) · D 15.6% · R 83.4% · Other 1.0%
• 2008→2024 swing: -14.5pp toward R · 2008: -53.4pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.9 2016: R+65.0 2012: R+57.5 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.06%
• Current HPI: 128.8849
• Rent YoY: ▲ 9.60%
• Metro: Fort Polk South, 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

-8.0% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $83,720 AcadianaMLS
• 2026-03-27 Listed $91,000 AcadianaMLS