1065 Blanchard Pl · Shreveport, LA 71104

$119,000

9 bd · 5.1 ba · 6,993 sqft · MultiFamily public records · 15 Days on market

Built 1940 7,754 sqft lot

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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
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Great location on dead end street, close to Kings Hwy. 5 single units in one brick building in residential area. Bottom floor units each have 2 bedrooms and 1 bath with kitchens, living rooms and dining area. Second level units are each 1 bed and 1 bath with kitchens, living rooms and dining areas. Top level is a 2 bedroom unit as well. Central air systems in bottom 4 units. Top unit doesn't have central air. Property needs a roof. Being Sold as is. Buyer to verify all information. The home has a central wooden staircase inside. Balcony area on upper levels and a secondary exit for each unit. One bottom unit is still occupied, but seller has removed others. Units square footage are all esti

Key facts

• Balcony area
• Secondary exit
• 7,754 sq ft lot

Tags

• CENTRAL WOODEN STAIRCASE
• BALCONY AREA
• SECONDARY EXIT

Property features AI

Finance

• Other: Approximately 0.1780 acre lot
• Financial info: 5 total units; Gross annual income not reported; Gross annual expenses not reported; Net operating income not reported; Insurance expense not reported; Treat as clear loan type; No second mortgage; Capitalization rate not reported
• HOA & community: No association

Exterior

• Parking: 5 parking spaces
• Utilities: City water; City sewer; No municipal utility district
• Home design: Residential income property; Apartment building; Single building with multiple units
• Construction: Brick construction; Asphalt roof; Other foundation; Built in 1940
• Exterior features: Concrete parking on site; Lot in Blanchard Place subdivision

Interior

• Kitchen: Other appliances
• Bedrooms: 8 bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 5 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Three or more levels; Other interior features
• Laundry & utility: No smart home features

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.7-bath units multifamily listed at $119k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $785/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.0% vs local median 5.7% in Shreveport — 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 59/100 on livability (#270 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities 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: Rents rising (+3.6%/yr); 146 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• At $3,916/mo this rent would consume 83% of the median local household income ($57k/yr) (locally 759% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 + 3.6% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.29% ✓
• Cap rate: 30.03%
• Cash-on-cash: 84.78%
• DSCR: 4.77
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.56% rent growth · sell at horizon

5-year hold

• IRR: 85.8%
• Equity multiple: 4.99×
• Total profit: $132,881
• Equity at exit: $17,743

10-year hold

• IRR: 89.1%
• Equity multiple: 10.54×
• Total profit: $318,020
• Equity at exit: $10,289

Cash invested: $33,320 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,916 high
• Mortgage (P&I): −$624
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$822
• Net cashflow: $2,354

Break-even live

Break-even rent $936

Max offer price $119,000

Occupancy floor 35%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.7	$3,915
Total (3 units)			$3,916

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $119,000 Active 15 DOM
2. 2026-06-17
   days on market $119,000 Active 14 DOM
3. 2026-06-16
   days on market $119,000 Active 13 DOM
4. 2026-06-15
   days on market $119,000 Active 12 DOM
5. 2026-06-14
   days on market $119,000 Active 10 DOM
6. 2026-06-13
   days on market $119,000 Active 9 DOM
7. 2026-06-10
   days on market $119,000 Active 7 DOM
8. 2026-06-09
   days on market $119,000 Active 6 DOM
9. 2026-06-08
   days on market $119,000 Active 5 DOM
10. 2026-06-07
    days on market $119,000 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $119,000 Active 1 DOM

ⓘ 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: $790 · $66/mo
• Projected year-2 tax: $790 · $66/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,992
• − Mortgage interest: −$6,666
• − Property taxes: −$790
• − Insurance: −$595
• − Repairs & maintenance: −$3,759
• − Management: −$3,759
• − Depreciation: −$3,462
• Taxable income: $27,960
• Est. tax owed @ 24.0%: −$6,710
• After-tax cash flow: $21,539/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 — Shreveport

• Score: 59/100
• State rank: #270
• US rank: #19730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shreveport, LA
• County: Caddo Parish · 178,536 people
• City population: 164,123
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

3 events — show timeline

• 2026-06-02 Listed $119,000 NTREIS
• 2004-02-18 Sold (Public Records) — Public Records
• 2003-01-29 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2025): $790 · +0.4% YoY. Source: county tax records.