110 Liles · Anacoco, LA 71403

$188,500

4 bd · 2.0 ba · 2,560 sqft · Manufactured · 53 Days on market

Built 2005 1.10 ac lot

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Why this score? — see what drove the C+ 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 +23.4/30.0
• Appreciation +9.1/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

ANACOCO SCHOOL DISTRICT - Corner Lot - Fenced BackyardWelome to this spacious 4 bedroom 2 full baths doublewide manufactured home located in Anacoco situated on a generous 1.10 corner lot HWY 111 & Liles Road. This property offers both comfort & convenience. Inside you will find a thoughtfully designed layout with a large master bedroom that includes attached office space, perfect for working from home, or a nursery. Step outside to enjoy the fully fenced backyard providing a safe & secure area for children & pets to play freely. Recent updates include a new roof in 2018 & new HVAC system in 2023. This home is move in ready and qualifies for FHA, VA & Co

Key facts

• Fenced backyard
• Corner lot
• New roof

Tags

• CORNER LOT
• FENCED BACKYARD
• ATTACHED OFFICE SPACE
• NEW ROOF
• NEW HVAC SYSTEM

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Manufactured home; Single-story; Residential zoning
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Refrigerator; Electric Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Dishwasher; Refrigerator; Electric Range; Central air; Ceiling fans; Central heating; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $188k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (0.0% below list).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.6% in Anacoco — 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 69/100 on livability (#81 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: health & safety C-, crime F, 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: 47 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (8.2% local appreciation)).
• Vernon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $115k; list at $188k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,845 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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. Schools are A-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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.93×
• Total profit: $101,769
• Equity at exit: $145,361

10-year hold

• IRR: 23.7%
• Equity multiple: 6.28×
• Total profit: $278,755
• Equity at exit: $290,618

Cash invested: $52,780 (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 71403

• Home prices YoY: 4.6%
• Active inventory: 47
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,885 medium
• Mortgage (P&I): −$989
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $348

Break-even live

Break-even rent $1,444

Max offer price $188,500

Occupancy floor 77%

Sensitivity live

Price	-10% $455	-5% $401	+0% $348	+5% $295	+10% $241
Rent	-10% $199	-5% $274	+0% $348	+5% $422	+10% $497
Rate	-1.0pp $443	-0.5pp $396	base $348	+0.5pp $299	+1.0pp $249

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: $47,125
• Closing costs: $5,655
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $188,500 Active 53 DOM
2. 2026-06-18
   days on market $188,500 Active 52 DOM
3. 2026-06-17
   days on market $188,500 Active 51 DOM
4. 2026-06-16
   days on market $188,500 Active 50 DOM
5. 2026-06-16
   price $188,500 Active 49 DOM
6. 2026-06-15
   days on market $190,000 Active 49 DOM
7. 2026-06-14
   days on market $190,000 Active 47 DOM
8. 2026-06-12
   days on market $190,000 Active 46 DOM
9. 2026-06-09
   days on market $190,000 Active 43 DOM
10. 2026-06-08
    days on market $190,000 Active 42 DOM
11. 2026-06-07
    days on market $190,000 Active 41 DOM
12. 2026-06-07
    days on market $190,000 Active 40 DOM
13. 2026-06-04
    days on market $190,000 Active 37 DOM
14. 2026-06-02
    days on market $190,000 Active 36 DOM
15. 2026-06-01
    days on market $190,000 Active 35 DOM
16. 2026-05-31
    days on market $190,000 Active 34 DOM
17. 2026-05-31
    days on market $190,000 Active 33 DOM
18. 2026-04-27
    listed $195,000 Active 818-char remark
19. 2024-07-16
    price $174,900
20. 2024-06-25
    listed $177,500 Active
21. 2023-07-28
    soldstatus $115,000
22. 2022-08-31
    soldstatus $81,000

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: +$148/yr (+$12/mo · 16.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $22,619
• − Mortgage interest: −$10,559
• − Property taxes: −$888
• − Insurance: −$942
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$5,484
• Taxable income: $1,127
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $3,906/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: 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 — Anacoco

• Score: 69/100
• State rank: #81
• US rank: #9004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anacoco, LA
• Population (ZIP): 3,792

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 1% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 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: ▲ 8.17%
• Current HPI: 186.1416
• 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

+132.7% since first listed

7 events — show timeline

• 2026-06-15 Price Changed $188,500 GFPAR
• 2026-05-29 Price Changed $190,000 GFPAR
• 2026-04-27 Listed $195,000 GFPAR
• 2024-07-16 Price Changed $174,900 GFPAR
• 2024-06-25 Listed $177,500 GFPAR
• 2023-07-28 Sold (Public Records) $115,000 Public Records
• 2022-08-31 Sold (Public Records) $81,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $888 · -1.4% YoY. Source: county tax records.