230 E Cloverleaf Dr · Red Chute, LA 71037

$129,995

2 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 34 Days on market

Built 1979 1.30 ac lot

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER! Seller to provide Buyer closing $5,000 closing cost credit with acceptable offer!! Tucked away in a quiet, tree-filled neighborhood, this charming home offers the perfect blend of privacy, comfort, and outdoor space. Situated on approximately 1.3 acres, the property is surrounded by mature trees that create a peaceful setting with plenty of shade and room to enjoy nature. The home features inviting front and back porches, ideal for morning coffee, relaxing evenings, or entertaining guests. Covered parking provides protection for your vehicles and added convenience year-round. Inside, you'll find comfortable living spaces with a layout designed for everyday living. Outside,

Key facts

• Covered parking
• Spacious lot
• Mature trees

Tags

• TREE-FILLED NEIGHBORHOOD
• MATURE TREES
• FRONT AND BACK PORCHES
• COVERED PARKING
• SPACIOUS LOT

Property features AI

Finance

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

Exterior

• Parking: Covered detached carport with 2 covered spaces; 2 carport spaces
• Utilities: City water; Septic; Not in a municipal utility district
• Home design: Mobile home (residential); Single-story
• Construction: Built in 1979
• Exterior features: Approximately 1.3-acre lot; Subdivision: Hickory Acres Sub Un 1; Directions: GPS

Interior

• Kitchen: Eat-in kitchen (appliances listed include a dryer)
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; One living area; One dining area; Total of 6 rooms
• Laundry & utility: Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.5% in Red Chute — 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 58/100 on livability (#290 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities 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.
• Zoned schools: Bossier Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 222 students, 93% FRL) — zoned schools average 93% FRL vs 41% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 44% district-wide (-31 pts) — the specific schools serving this property underperform the Bossier Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 333 active listings in the ZIP; solid renter incomes; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $130k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $126,095 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. Crime grade is D 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?
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: 1.16% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,674
• Equity at exit: $19,383

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $37,092
• Equity at exit: $11,240

Cash invested: $36,399 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $405

Break-even live

Break-even rent $1,000

Max offer price $129,995

Occupancy floor 68%

Sensitivity live

Price	-10% $478	-5% $442	+0% $405	+5% $368	+10% $331
Rent	-10% $285	-5% $345	+0% $405	+5% $465	+10% $524
Rate	-1.0pp $470	-0.5pp $438	base $405	+0.5pp $371	+1.0pp $337

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: $32,499
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $129,995 Active 34 DOM
2. 2026-06-17
   days on market $129,995 Active 33 DOM
3. 2026-06-16
   days on market $129,995 Active 32 DOM
4. 2026-06-15
   days on market $129,995 Active 31 DOM
5. 2026-06-14
   days on market $129,995 Active 29 DOM
6. 2026-06-13
   days on market $129,995 Active 28 DOM
7. 2026-06-10
   days on market $129,995 Active 26 DOM
8. 2026-06-09
   days on market $129,995 Active 25 DOM
9. 2026-06-08
   days on market $129,995 Active 24 DOM
10. 2026-06-07
    days on market $129,995 Active 23 DOM
11. 2026-06-02
    days on market $129,995 Active 18 DOM
12. 2026-06-01
    days on market $129,995 Active 17 DOM
13. 2026-05-31
    days on market $129,995 Active 16 DOM
14. 2026-05-30
    days on market $129,995 Active 15 DOM
15. 2026-05-15
    listed $129,995 Active 843-char remark
16. 2025-06-27
    soldstatus $65,000

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$63/yr (+$5/mo · 9.6%)

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

Taxation est. · year 1

• Rental income: $18,152
• − Mortgage interest: −$7,282
• − Property taxes: −$652
• − Insurance: −$650
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$3,782
• Taxable income: $2,882
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $4,166/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 — Red Chute

• Score: 58/100
• State rank: #290
• US rank: #20659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bossier Parish · 98,704 people
• 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

+100.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $129,995 NTREIS
• 2025-06-27 Sold (Public Records) $65,000 Public Records

Property tax history

+18.4%/yr

Latest (2025): $652 · +1711.8% YoY. Source: county tax records.