6857 Soda Point Dr · Blanchard, LA 71107

$175,000

3 bd · 2.0 ba · 896 sqft · SingleFamily public records · 24 Days on market

Built 1998 0.40 ac lot Est $139k · 26% over ↓ 21% since listing

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Why this score? — see what drove the F 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 +12.2/30.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sweet 3 bedroom, 1.5 bathroom brick ranch in a rural neighborhood setting. This home needs a lot of work but offers potential for investors and end users alike. May need new roof and major rehab. See it today! RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. List price is $76,900.

Key facts

• Hot water tank
• Remodeled
• Stove

Tags

• REMODELED
• NEW ROOF
• HVAC SYSTEM
• HOT WATER TANK
• STOVE
• DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-36 ($-433/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (23.1% below list).
• Recommended offer: $135k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Mooringsport Elementary School (math 8% / reading 27%, grade F, #483 of 646 statewide, top 75%, 338 students, 72% FRL); Donnie Bickham Middle School (math 12% / reading 27%, grade F, #167 of 218 statewide, top 76%, 907 students, 61% FRL); Northwood High School (math 14% / reading 35%, grade F, #153 of 265 statewide, top 62%, 1,068 students, 53% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 260 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,513 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.77% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $138,880
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7008 Soda Point Dr	0.29mi	2/2.0 (-1)	888 (-1%)	11mo	$137,750	$155	71
2257 Soda Lake Cir	0.30mi	2/1.0 (-1)	964 (+8%)	2mo	$89,500	$93	63

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-30,705
• Equity at exit: $26,093

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-29,892
• Equity at exit: $15,131

Cash invested: $49,000 (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 71107

• Home prices YoY: -34.5%
• Active inventory: 260
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-36

Break-even live

Break-even rent $1,391

Max offer price $168,622

Occupancy floor 98%

Sensitivity live

Price	-10% $63	-5% $13	+0% $-36	+5% $-86	+10% $-135
Rent	-10% $-142	-5% $-89	+0% $-36	+5% $17	+10% $70
Rate	-1.0pp $52	-0.5pp $8	base $-36	+0.5pp $-81	+1.0pp $-128

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-26
   status Pending
2. 2026-04-01
   listed $175,000 Active
3. 2026-02-24
   soldstatus Closed 491-char remark

   Show marketing remark (491 chars)

   Sweet 3 bedroom, 1.5 bathroom brick ranch in a rural neighborhood setting. This home needs a lot of work but offers potential for investors and end users alike. May need new roof and major rehab. See it today! RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. List price is $76,900.

4. 2026-01-21
   status Pending 491-char remark

   Show marketing remark (491 chars)

   Sweet 3 bedroom, 1.5 bathroom brick ranch in a rural neighborhood setting. This home needs a lot of work but offers potential for investors and end users alike. May need new roof and major rehab. See it today! RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. List price is $76,900.

5. 2026-01-08
   listed $76,900 Active 491-char remark

   Show marketing remark (491 chars)

   Sweet 3 bedroom, 1.5 bathroom brick ranch in a rural neighborhood setting. This home needs a lot of work but offers potential for investors and end users alike. May need new roof and major rehab. See it today! RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. List price is $76,900.

6. 2025-12-16
   historical
7. 2025-12-05
   price $169,200
8. 2025-11-18
   price $194,500
9. 2025-10-31
   listed $222,600 Active
10. 1998-12-28
    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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $16,142
• − Mortgage interest: −$9,803
• − Property taxes: −$1,297
• − Insurance: −$875
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$5,091
• Taxable loss: −$3,507
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $408/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

-21.4% since first listed

10 events — show timeline

• 2026-04-26 Pending — NTREIS
• 2026-04-01 Listed $175,000 NTREIS
• 2026-02-24 Sold (MLS) — NTREIS
• 2026-01-21 Pending — NTREIS
• 2026-01-08 Listed $76,900 NTREIS
• 2025-12-16 Listing Removed — NTREIS
• 2025-12-05 Price Changed $169,200 NTREIS
• 2025-11-18 Price Changed $194,500 NTREIS
• 2025-10-31 Listed $222,600 NTREIS
• 1998-12-28 Sold (Public Records) — Public Records

Property tax history

+32.2%/yr

Latest (2025): $1,297 · +0.3% YoY. Source: county tax records.