301 Fox Creek Dr · Haughton, LA 71037

$139,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 3 Days on market

Built 2000 0.66 ac lot Est $140k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 3 bedroom, 2 bathroom home situated on a spacious . 66-acre corner lot in a growing and convenient area. This property offers comfort, value, and versatility—ideal for first-time buyers, families, or investors. Inside, you’ll find brand new flooring installed in 2025, giving the home a fresh and updated feel throughout. The kitchen features updated appliances, and the home includes a washer and dryer for added convenience. With central heat and a functional layout, this home is move-in ready! The roof is approximately 8 years old, offering added peace of mind. Utilities include city water, sewer, and garbage service, providing easy and reliable

Key facts

• 0.66 acre lot
• Built 2000
• Listed 3 days

Property features AI

Finance

• Other: Property classified as a manufactured home; County: Bossier; Country: United States; Directions: GPS or Google/Apple Maps
• HOA & community: No homeowner association

Exterior

• Parking: Driveway parking; On-street and on-site parking; Unpaved parking areas; No garage or covered/carport spaces
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Manufactured home (residential); One story; Not attached to other properties
• Construction: Built in 2000; Pillar/post/pier foundation
• Exterior features: Lot in Fox Creek Estate subdivision; Lot approximately 0.66 acres; Will not subdivide

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator; Kitchen island; Eat-in kitchen; Tile counters
• Bedrooms: 3 bedrooms (all on first level); Primary bedroom with ensuite bath and walk-in closet; Secondary bedroom with walk-in closet
• Flooring: Combination of carpet, laminate, luxury vinyl plank and tile
• Bathrooms: 2 full bathrooms; Primary bathroom with garden tub, separate shower, dual sinks and a drip/dry area; Additional bathroom includes drip/dry area
• Heating & cooling: Central heating
• Interior features: Eat-in kitchen with island and tile counters; High-speed internet available; Kitchen island; Pantry; Built-in cabinets in laundry; 9 total rooms; 1 living area; 1 dining area; One-level layout
• Laundry & utility: Utility room with washer hookup; Washer and dryer included; On-site laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 13.4% vs local median 5.4% in Haughton — 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 67/100 on livability (#105 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Bossier Parish (urban): math 40% / reading 47% proficiency, ranked #17 of 98 in LA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 333 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bossier County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $139,900

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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.49% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.27%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Fox Creek Dr	0.00mi	3/2.0	1,456 (0%)	1mo	$139,900	$96	99

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: 18.8%
• Equity multiple: 1.76×
• Total profit: $29,816
• Equity at exit: $20,860

10-year hold

• IRR: 27.1%
• Equity multiple: 3.38×
• Total profit: $93,382
• Equity at exit: $12,096

Cash invested: $39,172 (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 71037

• Home prices YoY: -27.8%
• Active inventory: 333
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $825

Break-even live

Break-even rent $1,037

Max offer price $139,900

Occupancy floor 55%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Berkshire Pl Haughton, LA	3.0	2.0	1867	$2,200	$1.18	13d	1	0.62mi
204 Southern Creek Cir Haughton, LA	3.0	2.0	1560	$2,000	$1.28	13d	1	1.37mi

Listing history 4 events

1. 2026-04-13
   status Pending
2. 2026-04-10
   listed $139,900 Active
3. 2019-02-06
   soldstatus $75,000
4. 2000-11-27
   soldstatus $14,400

ⓘ 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: $323 · $27/mo
• Projected year-2 tax: $769 · $64/mo
• Expected delta: +$447/yr (+$37/mo · 138.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $24,970
• − Mortgage interest: −$7,837
• − Property taxes: −$323
• − Insurance: −$700
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$4,070
• Taxable income: $8,046
• Est. tax owed @ 24.0%: −$1,931
• After-tax cash flow: $7,969/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: Bossier Parish
• NCES district ID: 2200270
• Math proficiency: 40% ▼ -32.00%
• Reading proficiency: 47% ▼ -28.00%
• Median HH income: $51,326
• Composite: 37.5/100
• National rank: #4402
• State rank: #17 of 98 in LA

Livability — Haughton

• Score: 67/100
• State rank: #105
• US rank: #10251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haughton, LA
• County: Bossier Parish · 98,704 people
• City population: 21,192
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 21,192
• Household income: $78,571
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 171.0

Population outlook (Bossier County) Hauer SSP2

• Today (2025): 143,247 people
• By 2030: 151,802 · +6.0%
• By 2040: 168,194 · +17.4%
• By 2050: 183,533 · +28.1%
• By 2075: 217,009 · +51.5%
• By 2100: 230,091 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Bossier

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.3%
• 2008→2024 swing: +0.3pp no change · 2008: -43.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.0 2016: R+45.8 2012: R+45.4 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.53%
• Current HPI: 154.5064
• 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

+871.5% since first listed

4 events — show timeline

• 2026-04-13 Pending — NTREIS
• 2026-04-10 Listed $139,900 NTREIS
• 2019-02-06 Sold (Public Records) $75,000 Public Records
• 2000-11-27 Sold (Public Records) $14,400 Public Records

Property tax history

-3.8%/yr

Latest (2025): $323 · +796.9% YoY. Source: county tax records.