203 N Main St · Blanchard, LA 71107

$100,000

3 bd · 1.0 ba · 1,755 sqft · SingleFamily public records · 91 Days on market

Built 1960 0.34 ac lot $57/sqft · 50% below area Est $200k · 50% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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 MLS

This is 4 bedroom, 2 bath tenant occupied property that is currently being rented a rate of $1100 a month. Would make a great rental for an investor to add to their portfolio.

Key facts

• 0.34 acre lot
• Garage
• Built 1960

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$199,729) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 2 comparable units currently listed for rent nearby; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $691 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.36% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.48%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

• ARV (median comp): $199,729
• List price: $100,000
• Delta: -49.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Sand Valley Ln	0.55mi	3/1.0	1,754 (-0%)	14mo	$190,000	$108	62
686 Newburyport St	0.58mi	3/2.0	1,730 (-1%)	9mo	$302,750	$175	60
688 Newburyport St	0.58mi	3/2.0	1,749 (-0%)	13mo	$306,075	$175	58
607 Stockbridge Ln	0.66mi	3/2.0	1,749 (-0%)	15mo	$299,000	$171	52
7603 Mary Ann Cir	0.63mi	3/2.0	1,575 (-10%)	2mo	$214,900	$136	48
7622 Mary Ann Cir	0.63mi	3/2.0	1,863 (+6%)	11mo	$273,000	$147	47
503 Sand Valley Rd	0.54mi	3/2.0	1,580 (-10%)	10mo	$205,000	$130	46
7557 Ella Ct	0.57mi	3/2.0	1,508 (-14%)	1mo	$224,900	$149	45
7812 Mary Ann Cir	0.54mi	3/2.0	1,515 (-14%)	11mo	$234,999	$155	38
4525 Cherry Creek Ln	0.71mi	3/2.0	1,620 (-8%)	15mo	$249,000	$154	38
168 Katie Cir	0.74mi	4/2.0 (+1)	1,517 (-14%)	2mo	$235,000	$155	32
7881 Wasson Rd	0.65mi	3/2.0	1,501 (-14%)	14mo	$234,000	$156	30

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $9,774
• Equity at exit: $14,910

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $41,976
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $408

Break-even live

Break-even rent $843

Max offer price $100,000

Occupancy floor 65%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7195 Blanchard Furrh Rd Shreveport, LA	3.0	2.0	1456	$1,325	$0.91	21d	1	0.98mi
8133 Trey Way Shreveport, LA	3.0	2.0	1700	$1,000	$0.59	43d	1	1.13mi

Listing history 25 events

1. 2026-06-18
   days on market $100,000 Active 91 DOM
2. 2026-06-17
   days on market $100,000 Active 90 DOM
3. 2026-06-16
   days on market $100,000 Active 89 DOM
4. 2026-06-15
   days on market $100,000 Active 88 DOM
5. 2026-06-14
   days on market $100,000 Active 86 DOM
6. 2026-06-13
   days on market $100,000 Active 85 DOM
7. 2026-06-10
   days on market $100,000 Active 83 DOM
8. 2026-06-09
   days on market $100,000 Active 82 DOM
9. 2026-06-08
   days on market $100,000 Active 81 DOM
10. 2026-06-07
    days on market $100,000 Active 80 DOM
11. 2026-06-05
    days on market $100,000 Active 77 DOM
12. 2026-06-03
    days on market $100,000 Active 76 DOM
13. 2026-06-02
    days on market $100,000 Active 75 DOM
14. 2026-06-01
    days on market $100,000 Active 74 DOM
15. 2026-05-31
    days on market $100,000 Active 73 DOM
16. 2026-05-30
    days on market $100,000 Active 72 DOM
17. 2026-03-19
    listed $100,000 Active 175-char remark

    Show marketing remark (175 chars)

    This is 4 bedroom, 2 bath tenant occupied property that is currently being rented a rate of $1100 a month. Would make a great rental for an investor to add to their portfolio.

18. 2025-12-31
    historical
19. 2025-08-25
    price $115,000
20. 2025-07-23
    status Active
21. 2025-07-21
    status Pending
22. 2025-04-28
    listed $125,000 Active
23. 2022-07-12
    price $1,100
24. 2008-11-05
    soldstatus
25. 2006-11-15
    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: $1,201 · $100/mo
• Projected year-2 tax: $1,201 · $100/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $16,313
• − Mortgage interest: −$5,602
• − Property taxes: −$1,201
• − Insurance: −$500
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$2,909
• Taxable income: $3,492
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $4,056/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

+8990.9% since first listed

9 events — show timeline

• 2026-03-19 Listed $100,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-08-25 Price Changed $115,000 NTREIS
• 2025-07-23 Relisted — NTREIS
• 2025-07-21 Pending — NTREIS
• 2025-04-28 Listed $125,000 NTREIS
• 2022-07-12 Price Changed $1,100 RENT.
• 2008-11-05 Sold (Public Records) — Public Records
• 2006-11-15 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,201 · +0.4% YoY. Source: county tax records.