300 Hope St · Mansfield, LA 71052

$64,000

4 bd · 2.0 ba · 1,400 sqft · SingleFamily · 1 Days on market

Built 1985 0.99 ac lot ↓ 27% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTOR SPECIAL this 4-bedroom 2 Bath Calling all investors, flippers, and visionaries! This property is full of potential and ready for the right buyer to bring it back to life. Whether you’re looking for your next flip project or a home to customize from the ground up, this is your opportunity to create something amazing. ?Great potential, Perfect for a remodel or investment property, Opportunity to add value, bring your vision and make it shine. Homes with this kind of potential don’t last long. Ready to turn possibilities into profit? Let’s schedule your showing today!

Key facts

• 0.99 acre lot
• Parking
• Built 1985

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No HOA

Exterior

• Parking: Covered parking space; 1-car carport; Additional parking available
• Utilities: City water service; City sewer service; Asphalt access
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1985
• Exterior features: Lot just under 1 acre; Asphalt driveway; City water; City sewer

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Wall/window cooling units
• Interior features: Cathedral ceilings; One living area; One dining area; 2 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).

Location & tenants

• Location reads 65/100 on livability (#148 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: schools C-, crime F, amenities F.
• Desoto Parish (rural): math 35% / reading 48% proficiency, ranked #21 of 98 in LA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 113 units permitted in De Soto Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($442 loan paydown + $6k appreciation (10.0% local appreciation)).
• De Soto County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,000

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. 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?
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: 1.84% ✓
• Cap rate: 15.37%
• Cash-on-cash: 32.43%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $170,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Hope St	0.30mi	3/2.0 (-1)	1,472 (+5%)	15mo	$180,000	$122	60

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.0%
• Equity multiple: 4.67×
• Total profit: $65,722
• Equity at exit: $57,656

10-year hold

• IRR: 42.8%
• Equity multiple: 10.45×
• Total profit: $169,326
• Equity at exit: $124,338

Cash invested: $17,920 (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 71052

• Active inventory: 29
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $484

Break-even live

Break-even rent $567

Max offer price $64,000

Occupancy floor 54%

Sensitivity live

Price	-10% $521	-5% $502	+0% $484	+5% $466	+10% $448
Rent	-10% $391	-5% $438	+0% $484	+5% $531	+10% $578
Rate	-1.0pp $517	-0.5pp $501	base $484	+0.5pp $468	+1.0pp $451

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-30
   remarks 581-char remark
2. 2026-05-30
   listed $64,000 Pending 1 DOM

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,027 · $86/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 ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,159
• − Mortgage interest: −$3,585
• − Property taxes: −$1,027
• − Insurance: −$320
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$1,862
• Taxable income: $5,100
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $4,587/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: Desoto Parish
• NCES district ID: 2200510
• Math proficiency: 35% ▼ -37.00%
• Reading proficiency: 48% ▼ -31.00%
• Median HH income: $40,201
• Composite: 34.75/100
• National rank: #5130
• State rank: #21 of 98 in LA

Livability — Mansfield

• Score: 65/100
• State rank: #148
• US rank: #12840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, LA
• Population (ZIP): 8,827

Population outlook (De Soto County) Hauer SSP2

• Today (2025): 28,142 people
• By 2030: 28,546 · +1.4%
• By 2040: 29,357 · +4.3%
• By 2050: 30,239 · +7.5%
• By 2075: 33,412 · +18.7%
• By 2100: 35,428 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 26% Two or more races 3%
• Common ancestry: Romanian 1% Hispanic 1% Serbian 0%
• Foreign-born: 1% · Vietnam
• Languages at home: 99% English-only · Vietnamese 1%

Political lean MEDSL · De Soto

• 2024 margin: Solid R (+35.5) · D 31.8% · R 67.3%
• 2008→2024 swing: -22.1pp toward R · 2008: -13.4pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+24.8 2016: R+21.5 2012: R+13.8 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 63.44%
• Current HPI: 241.27
• 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

-26.9% since first listed

3 events — show timeline

• 2026-05-30 Pending — NTREIS
• 2026-05-29 Listed $64,000 NTREIS
• 2003-12-15 Sold (Public Records) $87,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,027 · -0.8% YoY. Source: county tax records.