5569 Crystal Dr · Blanchard, LA 71107

$54,250

2 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 38 Days on market

Manufactured home Built 2003 0.44 ac lot $24/sqft · 66% below area

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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
• ARV discount +7.5/15.0
• 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

Opportunity awaits in this two bedroom, two bath manufactured home. Work is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

Key facts

• 0.44 acre lot
• Built 2003
• Listed 38 days

Property features AI

Finance

• Other: Property type: Manufactured Home (residential); Parcel number: 191521003000900
• Financial info: Listing accepts Cash and Conventional financing; Special listing condition: Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Manufactured home; Residential property; One story
• Construction: Built in 2003; Frame construction; Shingle roof
• Exterior features: Lot less than 0.5 acre (approx. 0.439 acre); Subdivision: Millers Crossing; Directions: from Old Mooringsport Rd LA-538, turn left onto Crystal Dr

Interior

• Kitchen: Appliances: Other
• Bedrooms: Primary bedroom on main level (approx. 11 x 11); Second bedroom on main level (approx. 10 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Window cooling units
• Interior features: One-level layout; One living area; One dining area; 3 total rooms; Other interior features; Other appliances
• Laundry & utility: Washer/dryer details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $54k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $54k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: 259 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 $376 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $52,622 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 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. 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.
5. 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.
6. 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: 15.30%
• Cash-on-cash: 32.15%
• DSCR: 2.43
• GRM: 4.5

CMA / ARV

• ARV (median comp): $160,736
• List price: $54,250
• Delta: -66.25%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.2%
• Equity multiple: 2.13×
• Total profit: $17,150
• Equity at exit: $8,089

10-year hold

• IRR: 34.7%
• Equity multiple: 4.19×
• Total profit: $48,390
• Equity at exit: $4,691

Cash invested: $15,190 (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: 259
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$284
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$23
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $407

Break-even live

Break-even rent $482

Max offer price $54,250

Occupancy floor 54%

Sensitivity live

Price	-10% $438	-5% $422	+0% $407	+5% $392	+10% $376
Rent	-10% $328	-5% $368	+0% $407	+5% $446	+10% $486
Rate	-1.0pp $434	-0.5pp $421	base $407	+0.5pp $393	+1.0pp $379

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: $13,562
• Closing costs: $1,628
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-23
   days on market $54,250 Active 38 DOM
2. 2026-06-21
   days on market $54,250 Active 37 DOM
3. 2026-06-18
   days on market $54,250 Active 34 DOM
4. 2026-06-17
   days on market $54,250 Active 33 DOM
5. 2026-06-16
   days on market $54,250 Active 32 DOM
6. 2026-06-15
   days on market $54,250 Active 31 DOM
7. 2026-06-14
   days on market $54,250 Active 29 DOM
8. 2026-06-13
   days on market $54,250 Active 28 DOM
9. 2026-06-10
   days on market $54,250 Active 26 DOM
10. 2026-06-09
    days on market $54,250 Active 25 DOM
11. 2026-06-08
    days on market $54,250 Active 24 DOM
12. 2026-06-07
    days on market $54,250 Active 23 DOM
13. 2026-06-05
    days on market $54,250 Active 20 DOM
14. 2026-06-03
    days on market $54,250 Active 19 DOM
15. 2026-06-02
    days on market $54,250 Active 18 DOM
16. 2026-06-01
    days on market $54,250 Active 17 DOM
17. 2026-05-31
    days on market $54,250 Active 16 DOM
18. 2026-05-30
    days on market $54,250 Active 15 DOM
19. 2026-05-15
    listed $54,250 Active 256-char remark
20. 2003-01-24
    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: $888 · $74/mo
• Projected year-2 tax: $888 · $74/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 ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $11,972
• − Mortgage interest: −$3,039
• − Property taxes: −$888
• − Insurance: −$271
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$1,578
• Taxable income: $4,280
• Est. tax owed @ 24.0%: −$1,027
• After-tax cash flow: $3,857/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

2 events — show timeline

• 2026-05-15 Listed $54,250 NTREIS
• 2003-01-24 Sold (Public Records) — Public Records

Property tax history

+25.2%/yr

Latest (2025): $888 · +0.5% YoY. Source: county tax records.