300 Hope St

Mansfield, LA 71052

$64,000B+

4 bd · 2.0 ba · 1,400 sqft · Built 1985 · SingleFamily · Pending · 1 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,180/mo
• Mortgage (P&I): −$336
• Tax + insurance: −$112
• HOA: −$0
• Vac / Maint / Mgmt: −$248
• Net cashflow: $484/mo
• Annual: $5,811/yr
• Cap rate: 15.37%
• Cash-on-cash: 32.43%
• DSCR: 2.44
• 1% rule: 1.84%
• Cash to close: $17,920

Investor read

• This is a 4-bed/2.0-bath single-family listed at $64k.
• 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).
• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $7k of equity ($442 loan paydown + $6k appreciation (10.0% local appreciation)).
• 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: crime F, amenities F, commute 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.
• Zoned schools: Mansfield Elementary School (math 22% / reading 37%, grade F, #333 of 646 statewide, top 54%, 570 students, 78% FRL); Mansfield Middle School (math 12% / reading 34%, grade F, #145 of 218 statewide, top 69%, 382 students, 82% FRL); Mansfield High School (math 22% / reading 32%, grade F, #136 of 265 statewide, top 55%, 376 students, 79% FRL) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the Desoto Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 29 active listings in the ZIP; 113 units permitted in De Soto Parish in 2024 (0 in 5+ unit buildings).
• 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.
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.