402 J T Griggs Rd · Calhoun, LA 71225

$75,000

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 11 Days on market

Built 1995 1.11 ac lot ↓ 17% 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 +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 2 bath manufactured home on large lot convenient to employment centers of Ruston and Monroe

Key facts

• 1.11 acre lot
• Parking
• Built 1995

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 $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 19.8% vs local median 4.2% in Calhoun — 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 75/100 on livability (#22 in LA, #4,072 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute F.
• 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: 87 active listings in the ZIP; 345 units permitted in Ouachita 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 ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago 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.

Recommended offer $75,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 2.23% ✓
• Cap rate: 19.80%
• Cash-on-cash: 48.25%
• DSCR: 3.15
• GRM: 3.7

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: 45.7%
• Equity multiple: 2.98×
• Total profit: $41,624
• Equity at exit: $11,183

10-year hold

• IRR: 51.6%
• Equity multiple: 6.02×
• Total profit: $105,496
• 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 71225

• Home prices YoY: -21.2%
• Active inventory: 87
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $844

Break-even live

Break-even rent $606

Max offer price $75,000

Occupancy floor 45%

Sensitivity live

Price	-10% $887	-5% $866	+0% $844	+5% $823	+10% $802
Rent	-10% $712	-5% $778	+0% $844	+5% $911	+10% $977
Rate	-1.0pp $882	-0.5pp $863	base $844	+0.5pp $825	+1.0pp $805

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 6 events

1. 2026-04-25
   status Pending 101-char remark

   Show marketing remark (101 chars)

   3 bedroom 2 bath manufactured home on large lot convenient to employment centers of Ruston and Monroe

2. 2026-04-24
   status Pending
3. 2026-04-13
   listed $75,000 Active 101-char remark

   Show marketing remark (101 chars)

   3 bedroom 2 bath manufactured home on large lot convenient to employment centers of Ruston and Monroe

4. 2026-04-13
   listed $75,000 Active

   Show marketing remark (101 chars)

   3 bedroom 2 bath manufactured home on large lot convenient to employment centers of Ruston and Monroe

5. 2024-08-01
   price $84,900
6. 2024-07-15
   listed $89,900 Active

ⓘ 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: $654 · $55/mo
• Projected year-2 tax: $654 · $55/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,103
• − Mortgage interest: −$4,201
• − Property taxes: −$654
• − Insurance: −$375
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$2,182
• Taxable income: $9,474
• Est. tax owed @ 24.0%: −$2,274
• After-tax cash flow: $7,858/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 — Calhoun

• Score: 75/100
• State rank: #22
• US rank: #4072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,450

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: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Serbian 4% Lithuanian 2% Slovak 2%
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -54.29%
• Current HPI: 201.8198
• 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

-16.6% since first listed

6 events — show timeline

• 2026-04-25 Pending — AcadianaMLS
• 2026-04-24 Pending — GSREIN
• 2026-04-13 Listed $75,000 GSREIN
• 2026-04-13 Listed $75,000 AcadianaMLS
• 2024-08-01 Price Changed $84,900 NELABOR
• 2024-07-15 Listed $89,900 NELABOR

Property tax history

+0.1%/yr

Latest (2025): $654 · -1.2% YoY. Source: county tax records.