5957 Manitoba Ln · Blanchard, LA 71107

$199,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 17 Days on market

Built 2002 0.31 ac lot $159/sqft · at area comps Est $221k · 10% under

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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 +12.2/30.0
• ARV discount +12.0/15.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Fresh, stylish, and completely move-in ready—this beautifully refreshed 3-bedroom, 2-bath home has it all! Featuring a brand-new roof, new paint throughout, durable LVP flooring, and brand-new appliances, every detail has been thoughtfully updated for modern living. Step inside to a bright, inviting layout filled with natural light, plus the convenience of a 2-car garage. Situated on a large lot with plenty of privacy, there’s ample space to relax, entertain, or simply enjoy your surroundings. With all the big-ticket updates already done, this home is truly turnkey and ready for its new owners. Don’t miss your chance to make it yours! This home does qualify for Rural Devel

Key facts

• Brand new appliances
• Brand new roof
• New paint

Tags

• BRAND NEW ROOF
• NEW PAINT
• DURABLE LVP FLOORING
• BRAND NEW APPLIANCES
• LARGE LOT
• AMPLE SPACE

Property features AI

Finance

• Other: Parcel number: 191430003008700
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: City water; City sewer; Electricity available and connected; Not in a municipal utility district
• Home design: Single-family residence (residential); One story; Property is not attached
• Construction: Built in 2002
• Exterior features: Lot under 0.5 acre (about 0.307 acres); Subdivision: One North Place; Follow GPS for directions

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: Primary bedroom (level 1) — approx. 10 x 20; Bedroom (level 1) — approx. 10 x 15; Bedroom (level 1) — approx. 10 x 15
• Bathrooms: 2 full bathrooms
• Interior features: High-speed internet available; One living area; One dining area; Total rooms: 4; Levels: One
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (20.1% below list).
• Recommended offer: $159k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 2 comparable units currently listed for rent nearby; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $6k 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 17 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 61% 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 $158,957 (20.1% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (median comp): $221,374
• List price: $199,000
• Delta: -10.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5937 Manitoba Ln	0.03mi	3/2.0	1,356 (+8%)	13mo	$102,600	$76	73
5942 Canada Ct	0.13mi	3/2.0	1,375 (+10%)	13mo	$247,000	$180	66

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-38,967
• Equity at exit: $29,672

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-42,543
• Equity at exit: $17,206

Cash invested: $55,720 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$169 /mo · $2,023/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-106

Break-even live

Break-even rent $1,723

Max offer price $180,316

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4360 Roy Rd Apt 406 Shreveport, LA	2.0	2.0	1065	$1,320	$1.24	14d	1	0.73mi
4942 Players Loop Shreveport, LA	3.0	2.0	1500	$1,950	$1.30	21d	1	0.78mi

Listing history 5 events

1. 2026-05-16
   status Pending 722-char remark
2. 2026-05-08
   historical Active Contingent 722-char remark
3. 2026-04-29
   listed $199,000 Active 722-char remark
4. 2004-03-17
   soldstatus
5. 2002-08-27
   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: $2,023 · $169/mo
• Projected year-2 tax: $2,023 · $169/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 7/10 Severe FEMA zone X (unshaded) · 99% 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 61% 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: $19,075
• − Mortgage interest: −$11,147
• − Property taxes: −$2,023
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$5,789
• Taxable loss: −$4,729
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $-134/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

5 events — show timeline

• 2026-05-16 Pending — NTREIS
• 2026-05-08 Contingent — NTREIS
• 2026-04-29 Listed $199,000 NTREIS
• 2004-03-17 Sold (Public Records) — Public Records
• 2002-08-27 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,023 · +0.5% YoY. Source: county tax records.