2271 Soda Lake Cir · Blanchard, LA 71107

$19,000

2 bd · 2.0 ba · 952 sqft · Manufactured public records · 160 Days on market

Built 1971 10,454 sqft lot $20/sqft · 82% below area ↓ 17% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner financing available. Investment opportunity. 2 bed, 2 bath fixer-upper mobile home on 0.24 acre. Partially fenced corner lot with mature trees. 2-car carport & separate shed. SW of Mooringsport & Caddo Lake. This property is not in a flood zone. The mineral rights are owned by Caddo Parish. Buyer and-or buyers agent to inquire directly with the State of Louisiana Mineral Board about the possibility of the minerals transferring.

Key facts

• 2-car carport
• Separate shed
• Not in a flood zone

Tags

• PARTIALLY FENCED CORNER LOT
• MATURE TREES
• 2-CAR CARPORT
• SEPARATE SHED
• NOT IN A FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $19k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.
• Cap rate 54.8% vs local median 3.8% in Blanchard — 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 68/100 on livability (#103 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, amenities F, commute F.
• Caddo Parish (urban): math 21% / reading 32% proficiency, ranked #53 of 98 in LA (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 262 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $131 of loan paydown is wiped out by about $570 of value loss. Plan a longer hold.
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $16,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 5.98% ✓
• Cap rate: 54.80%
• Cash-on-cash: 173.23%
• DSCR: 8.71
• GRM: 1.4

CMA / ARV

• ARV (median comp): $103,000
• List price: $19,000
• Delta: -81.55%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2286 J And J Trl	0.11mi	3/2.0 (+1)	928 (-2%)	5mo	$103,000	$111	82

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.62×
• Total profit: $45,850
• Equity at exit: $2,833

10-year hold

• IRR: —
• Equity multiple: 20.36×
• Total profit: $102,975
• Equity at exit: $1,643

Cash invested: $5,320 (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 71107

• Home prices YoY: -34.5%
• Active inventory: 262
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$100
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $768

Break-even live

Break-even rent $164

Max offer price $19,000

Occupancy floor 27%

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: $4,750
• Closing costs: $570
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $19,000 Active 160 DOM
2. 2026-06-17
   days on market $19,000 Active 159 DOM
3. 2026-06-16
   days on market $19,000 Active 158 DOM
4. 2026-06-15
   days on market $19,000 Active 157 DOM
5. 2026-06-14
   days on market $19,000 Active 155 DOM
6. 2026-06-13
   days on market $19,000 Active 154 DOM
7. 2026-06-10
   days on market $19,000 Active 152 DOM
8. 2026-06-09
   days on market $19,000 Active 151 DOM
9. 2026-06-08
   days on market $19,000 Active 150 DOM
10. 2026-06-07
    days on market $19,000 Active 149 DOM
11. 2026-06-05
    days on market $19,000 Active 146 DOM
12. 2026-06-03
    days on market $19,000 Active 145 DOM
13. 2026-06-02
    days on market $19,000 Active 144 DOM
14. 2026-06-01
    days on market $19,000 Active 143 DOM
15. 2026-05-31
    days on market $19,000 Active 142 DOM
16. 2026-05-30
    days on market $19,000 Active 141 DOM
17. 2026-01-08
    listed $19,000 Active 445-char remark

    Show marketing remark (445 chars)

    Owner financing available. Investment opportunity. 2 bed, 2 bath fixer-upper mobile home on 0.24 acre. Partially fenced corner lot with mature trees. 2-car carport & separate shed. SW of Mooringsport & Caddo Lake. This property is not in a flood zone. The mineral rights are owned by Caddo Parish. Buyer and-or buyers agent to inquire directly with the State of Louisiana Mineral Board about the possibility of the minerals transferring.

18. 2026-01-07
    historical
19. 2025-10-06
    status Active
20. 2025-09-23
    status Pending
21. 2025-09-18
    status Active
22. 2025-09-09
    status Pending
23. 2025-07-16
    listed $19,000 Active
24. 2025-06-13
    historical
25. 2025-06-04
    status Active
26. 2025-06-03
    historical
27. 2025-03-13
    listed $22,900 Active
28. 2003-01-10
    soldstatus

ⓘ 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: $265 · $22/mo
• Projected year-2 tax: $265 · $22/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,635
• − Mortgage interest: −$1,064
• − Property taxes: −$265
• − Insurance: −$95
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$553
• Taxable income: $9,476
• Est. tax owed @ 24.0%: −$2,274
• After-tax cash flow: $6,941/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: Caddo Parish
• NCES district ID: 2200300
• Math proficiency: 21% ▼ -33.00%
• Reading proficiency: 32% ▼ -30.00%
• Median HH income: $39,227
• Composite: 22.23/100
• National rank: #8148
• State rank: #53 of 98 in LA

Livability — Blanchard

• Score: 68/100
• State rank: #103
• US rank: #10091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Caddo Parish · 178,536 people
• City population: 95
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 31,734
• Household income: $48,365
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1346.0

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 243,190 people
• By 2030: 237,231 · -2.5%
• By 2040: 222,502 · -8.5%
• By 2050: 206,516 · -15.1%
• By 2075: 165,706 · -31.9%
• By 2100: 122,262 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 51% White 43% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Caddo

• 2024 margin: Toss-up / Even · D 51.6% · R 47.0% · Other 1.4%
• 2008→2024 swing: +1.6pp toward D · 2008: 3.0pp · 2024: 4.6pp
• All cycles: 2024: D+4.6 2020: D+6.8 2016: D+4.2 2012: D+4.9 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.11%
• Current HPI: 117.801
• Rent YoY: —
• Metro: Shreveport-Bossier City, 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

-17.0% since first listed

12 events — show timeline

• 2026-01-08 Listed $19,000 NTREIS
• 2026-01-07 Listing Removed — NTREIS
• 2025-10-06 Relisted — NTREIS
• 2025-09-23 Pending — NTREIS
• 2025-09-18 Relisted — NTREIS
• 2025-09-09 Pending — NTREIS
• 2025-07-16 Listed $19,000 NTREIS
• 2025-06-13 Listing Removed — NTREIS
• 2025-06-04 Relisted — NTREIS
• 2025-06-03 Listing Removed — NTREIS
• 2025-03-13 Listed $22,900 NTREIS
• 2003-01-10 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $265 · +0.2% YoY. Source: county tax records.