10575 Cleveland Ave · Belcher, LA 71004

$109,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 36 Days on market

Built 2020 7,405 sqft lot ↓ 19% since listing

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Why this score? — see what drove the C 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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Appreciation +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Adorable 3-bedroom, 2-bath home perfect for first-time homebuyers or those looking to downsize. This 2020 single-wide is in mint condition and features a beautiful open floor plan with a farmhouse sink island, spacious bedrooms, and a relaxing soaking tub in the primary suite. Enjoy the privacy-fenced yard and peaceful surroundings, offering a true country escape while still being conveniently located not too far from city amenities. Surrounded by open farmland, this property provides both comfort and tranquility. A must-see!

Key facts

• 7,405 sq ft lot
• Parking
• Built 2020

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#323 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime F, 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.
• Zoned schools: North Caddo High School (math 22% / reading 47%, grade F, #106 of 265 statewide, top 43%, 344 students, 58% FRL).
• Market conditions: 3 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 (-2.5%/yr); year-one equity from $757 of loan paydown is wiped out by about $3k 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 36 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $106,215 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 A-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?
4. 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?
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: 1.05% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,162
• Equity at exit: $18,749

10-year hold

• IRR: 7.8%
• Equity multiple: 1.63×
• Total profit: $19,303
• Equity at exit: $13,681

Cash invested: $30,660 (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 71004

• Home prices YoY: -2.5%
• Active inventory: 3
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $225

Break-even live

Break-even rent $861

Max offer price $109,500

Occupancy floor 75%

Sensitivity live

Price	-10% $287	-5% $256	+0% $225	+5% $194	+10% $163
Rent	-10% $135	-5% $180	+0% $225	+5% $270	+10% $316
Rate	-1.0pp $280	-0.5pp $253	base $225	+0.5pp $197	+1.0pp $168

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-05
   status $109,500 Pending 36 DOM
2. 2026-06-03
   days on market $109,500 Active 36 DOM
3. 2026-06-02
   days on market $109,500 Active 35 DOM
4. 2026-06-01
   days on market $109,500 Active 34 DOM
5. 2026-05-31
   days on market $109,500 Active 33 DOM
6. 2026-05-30
   days on market $109,500 Active 32 DOM
7. 2026-05-02
   status Pending 531-char remark

   Show marketing remark (531 chars)

   Adorable 3-bedroom, 2-bath home perfect for first-time homebuyers or those looking to downsize. This 2020 single-wide is in mint condition and features a beautiful open floor plan with a farmhouse sink island, spacious bedrooms, and a relaxing soaking tub in the primary suite. Enjoy the privacy-fenced yard and peaceful surroundings, offering a true country escape while still being conveniently located not too far from city amenities. Surrounded by open farmland, this property provides both comfort and tranquility. A must-see!

8. 2026-04-30
   price $109,500 531-char remark

   Show marketing remark (531 chars)

   Adorable 3-bedroom, 2-bath home perfect for first-time homebuyers or those looking to downsize. This 2020 single-wide is in mint condition and features a beautiful open floor plan with a farmhouse sink island, spacious bedrooms, and a relaxing soaking tub in the primary suite. Enjoy the privacy-fenced yard and peaceful surroundings, offering a true country escape while still being conveniently located not too far from city amenities. Surrounded by open farmland, this property provides both comfort and tranquility. A must-see!

9. 2026-04-19
   price $115,000 531-char remark

   Show marketing remark (531 chars)

   Adorable 3-bedroom, 2-bath home perfect for first-time homebuyers or those looking to downsize. This 2020 single-wide is in mint condition and features a beautiful open floor plan with a farmhouse sink island, spacious bedrooms, and a relaxing soaking tub in the primary suite. Enjoy the privacy-fenced yard and peaceful surroundings, offering a true country escape while still being conveniently located not too far from city amenities. Surrounded by open farmland, this property provides both comfort and tranquility. A must-see!

10. 2026-04-15
    price $129,000 531-char remark

    Show marketing remark (531 chars)

    Adorable 3-bedroom, 2-bath home perfect for first-time homebuyers or those looking to downsize. This 2020 single-wide is in mint condition and features a beautiful open floor plan with a farmhouse sink island, spacious bedrooms, and a relaxing soaking tub in the primary suite. Enjoy the privacy-fenced yard and peaceful surroundings, offering a true country escape while still being conveniently located not too far from city amenities. Surrounded by open farmland, this property provides both comfort and tranquility. A must-see!

11. 2026-04-08
    listed $135,000 Active 531-char remark

    Show marketing remark (531 chars)

    Adorable 3-bedroom, 2-bath home perfect for first-time homebuyers or those looking to downsize. This 2020 single-wide is in mint condition and features a beautiful open floor plan with a farmhouse sink island, spacious bedrooms, and a relaxing soaking tub in the primary suite. Enjoy the privacy-fenced yard and peaceful surroundings, offering a true country escape while still being conveniently located not too far from city amenities. Surrounded by open farmland, this property provides both comfort and tranquility. A must-see!

12. 2007-07-16
    soldstatus
13. 1988-02-25
    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: $724 · $60/mo
• Projected year-2 tax: $724 · $60/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 ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,750
• − Mortgage interest: −$6,134
• − Property taxes: −$724
• − Insurance: −$548
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$3,185
• Taxable income: $960
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $2,470/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 — Belcher

• Score: 57/100
• State rank: #323
• US rank: #21942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 408

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 5% Italian 1% Serbian 1%
• Languages at home: 99% 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: ▼ -2.51%
• Current HPI: 98.1262
• Rent YoY: —
• Metro: —
• 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

-18.9% since first listed

7 events — show timeline

• 2026-05-02 Pending — NTREIS
• 2026-04-30 Price Changed $109,500 NTREIS
• 2026-04-19 Price Changed $115,000 NTREIS
• 2026-04-15 Price Changed $129,000 NTREIS
• 2026-04-08 Listed $135,000 NTREIS
• 2007-07-16 Sold (Public Records) — Public Records
• 1988-02-25 Sold (Public Records) — Public Records

Property tax history

+20.4%/yr

Latest (2025): $724 · +0.3% YoY. Source: county tax records.