8809 Castle Dale Loop · Blanchard, LA 71107

$139,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 54 Days on market

Built 2021 0.52 ac lot $112/sqft · at area comps Est $142k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +8.1/15.0
• 1% rule +5.5/10.0
• 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

Welcome home to this beautifully maintained 3-bedroom, 2-bath manufactured home located in the desirable Blanchard community just north of Shreveport. Offering a spacious split floor plan, this home features a separate dining area, an inviting open-concept kitchen, and stylish finishes throughout. The kitchen is a standout with abundant cabinetry, large breakfast bar, farmhouse sink, decorative vent hood, and plenty of workspace for cooking and entertaining. The private primary suite includes a relaxing garden tub and ample storage, while the additional bedrooms provide flexibility for family, guests, or a home office. Warm neutral colors, modern fixtures, and attractive wood-look flooring

Key facts

• Open-concept kitchen
• Large breakfast bar
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• SEPARATE DINING AREA
• OPEN-CONCEPT KITCHEN
• ABUNDANT CABINETRY
• LARGE BREAKFAST BAR
• FARMHOUSE SINK

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2 covered spaces; 2 carport spaces; Detached carport; Off-street parking on site; Gravel and aggregate surfaces
• Utilities: City water with individual water meter; Aerobic septic; Electricity connected; All-weather road access; Asphalt access
• Home design: Manufactured home (residential); One story; Preowned (built in 2021); Property is attached
• Construction: Built in 2021
• Exterior features: Storage; Outbuilding

Interior

• Kitchen: Dishwasher; Electric range; Pantry
• Bedrooms: 3 bedrooms total; Primary bedroom on main level with ensuite bath, garden tub, separate shower, and walk-in closet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Decorative lighting; Natural woodwork; Open floorplan; Pantry; Vaulted ceilings; Walk-in closets; One living area; One dining area; Room count includes 2 main rooms
• Laundry & utility: Electric water heater

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 $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $967 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.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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: 1.05% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (median comp): $141,683
• List price: $139,900
• Delta: -1.26%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7473 Henderson Gin Rd	0.28mi	3/2.0	1,320 (+6%)	19mo	$129,900	$98	62

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,657
• Equity at exit: $20,860

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $23,308
• 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 71107

• Home prices YoY: -34.5%
• Active inventory: 262
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $315

Break-even live

Break-even rent $1,069

Max offer price $139,900

Occupancy floor 74%

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: —

Listing history 17 events

1. 2026-06-18
   days on market $139,900 Active 54 DOM
2. 2026-06-17
   days on market $139,900 Active 53 DOM
3. 2026-06-16
   days on market $139,900 Active 52 DOM
4. 2026-06-15
   days on market $139,900 Active 51 DOM
5. 2026-06-14
   days on market $139,900 Active 49 DOM
6. 2026-06-13
   days on market $139,900 Active 48 DOM
7. 2026-06-10
   days on market $139,900 Active 46 DOM
8. 2026-06-09
   days on market $139,900 Active 45 DOM
9. 2026-06-08
   days on market $139,900 Active 44 DOM
10. 2026-06-07
    days on market $139,900 Active 43 DOM
11. 2026-06-05
    days on market $139,900 Active 40 DOM
12. 2026-06-03
    days on market $139,900 Active 39 DOM
13. 2026-06-02
    days on market $139,900 Active 38 DOM
14. 2026-06-01
    days on market $139,900 Active 37 DOM
15. 2026-05-31
    days on market $139,900 Active 36 DOM
16. 2026-05-30
    days on market $139,900 Active 35 DOM
17. 2026-04-25
    listed $139,900 Active 1070-char remark

ⓘ 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: $635 · $53/mo
• Projected year-2 tax: $769 · $64/mo
• Expected delta: +$134/yr (+$11/mo · 21.2%)

ⓘ 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 66% 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: $17,619
• − Mortgage interest: −$7,837
• − Property taxes: −$635
• − Insurance: −$700
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,070
• Taxable income: $1,559
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $3,406/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

1 event — show timeline

• 2026-04-25 Listed $139,900 NTREIS

Property tax history

+23.0%/yr

Latest (2025): $635 · +0.5% YoY. Source: county tax records.