368 Garfield Ave · Blanchard, LA 71107

$28,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 28 Days on market

Built 1991 7,492 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
• 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

Investor special with strong redevelopment potential in Shreveport-Blanchard! Property is being sold AS-IS. Value is primarily in the land and opportunity. Excellent potential for redevelopment, new construction, rental portfolio expansion, or future investment use. Utilities believed to be available on site. Convenient location in quiet community. Buyer to verify lot dimensions, zoning, utilities, flood zone, and intended use. No repairs will be made by seller.

Key facts

• 7,492 sq ft lot
• Built 1991
• Listed 28 days

Property features AI

Finance

• Other: Lot is under 0.5 acre (approx. 0.172 acres); Property type: Single Family Residence, not attached
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1991; Siding exterior; Composition/fiberglass/shingle roof; Concrete perimeter and pillar/post/pier foundation
• Exterior features: Covered patio/porch; Back yard fenced with full chain-link fence and gate

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; One living area; One dining area; 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $28k (1.5% below list) — sets the bar for market timing.
• Cap rate 35.5% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $194 of loan paydown is wiped out by about $840 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 + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $27,580 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.83% ✓
• Cap rate: 35.53%
• Cash-on-cash: 104.42%
• DSCR: 5.65
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $86,688
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Garfield Ave	0.38mi	1/1.0 (-1)	700 (+4%)	12mo	$90,000	$129	60

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: —
• Equity multiple: 5.96×
• Total profit: $38,911
• Equity at exit: $4,175

10-year hold

• IRR: —
• Equity multiple: 12.46×
• Total profit: $89,827
• Equity at exit: $2,421

Cash invested: $7,840 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$147
• Tax from tax record: −$7 /mo · $80/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $682

Break-even live

Break-even rent $209

Max offer price $28,000

Occupancy floor 31%

Sensitivity live

Price	-10% $698	-5% $690	+0% $682	+5% $674	+10% $666
Rent	-10% $597	-5% $640	+0% $682	+5% $725	+10% $767
Rate	-1.0pp $696	-0.5pp $689	base $682	+0.5pp $675	+1.0pp $668

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $28,000 Active 28 DOM
2. 2026-06-17
   days on market $28,000 Active 27 DOM
3. 2026-06-16
   price $28,000 Active 26 DOM
4. 2026-06-16
   days on market $30,500 Active 26 DOM
5. 2026-06-15
   days on market $30,500 Active 25 DOM
6. 2026-06-14
   days on market $30,500 Active 23 DOM
7. 2026-06-13
   days on market $30,500 Active 22 DOM
8. 2026-06-10
   days on market $30,500 Active 20 DOM
9. 2026-06-09
   days on market $30,500 Active 19 DOM
10. 2026-06-08
    days on market $30,500 Active 18 DOM
11. 2026-06-07
    days on market $30,500 Active 17 DOM
12. 2026-06-05
    days on market $30,500 Active 14 DOM
13. 2026-06-03
    days on market $30,500 Active 13 DOM
14. 2026-06-02
    days on market $30,500 Active 12 DOM
15. 2026-06-01
    days on market $30,500 Active 11 DOM
16. 2026-05-31
    days on market $30,500 Active 10 DOM
17. 2026-05-30
    days on market $30,500 Active 9 DOM
18. 2026-05-20
    listed $30,500 Active
19. 2001-01-30
    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: $80 · $7/mo
• Projected year-2 tax: $154 · $13/mo
• Expected delta: +$74/yr (+$6/mo · 93.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $12,871
• − Mortgage interest: −$1,568
• − Property taxes: −$80
• − Insurance: −$140
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$815
• Taxable income: $8,209
• Est. tax owed @ 24.0%: −$1,970
• After-tax cash flow: $6,216/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

• Census place: Blanchard, LA
• 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

2 events — show timeline

• 2026-05-20 Listed $30,500 NTREIS
• 2001-01-30 Sold (Public Records) — Public Records

Property tax history

-13.2%/yr

Latest (2025): $80 · -47.3% YoY. Source: county tax records.