4340 Pruett Rd · Blanchard, LA 71107

$209,900

3 bd · 2.0 ba · 1,555 sqft · SingleFamily public records · 178 Days on market

Built 1980 3.40 ac lot $135/sqft · 15% below area Est $247k · 15% under ↓ 5% since listing

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Why this score? — see what drove the D 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).

• ARV discount +14.3/15.0
• Cash flow +11.0/30.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED! Beautifully remodeled 3-bedroom, 2-bath home on 3.4 gorgeous acres in Blanchard, tucked away on a quiet, dead-end street—the perfect blend of peaceful country living and modern comfort. This home has been completely renovated from top to bottom with brand-new everything, including a double-door refrigerator, dishwasher, and range, along with new bathtubs, toilets, vanities, ceiling fans, and all-new flooring throughout. Step outside and enjoy 3.4 acres of beautiful open land, ideal for horses, livestock, or other animals, with a separate smaller fenced area that’s perfect for pets. The spacious acreage offers privacy, room to roam, and endless possibilities for outdoor living. Fresh, clean, and truly move-in ready, this home sits on a quiet dead-end street, giving you extra privacy and very little traffic—just what you want for relaxed country living while still being close to town. Come see this beautiful Blanchard property and fall in love with the updates, the land, and the peaceful setting. Please note that the mineral rights for this property are reserved by the seller.

Key facts

• 3.4 acre lot
• 2 parking spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (28.6% below list).
• Recommended offer: $150k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 37% 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 $1k of loan paydown is wiped out by about $6k 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 178 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $149,959 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.7

CMA / ARV

• ARV (median comp): $247,341
• List price: $209,900
• Delta: -15.14%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-39,725
• Equity at exit: $31,297

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-42,187
• Equity at exit: $18,148

Cash invested: $58,772 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-88

Break-even live

Break-even rent $1,611

Max offer price $194,296

Occupancy floor —

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $209,900 Active 178 DOM
2. 2026-06-17
   days on market $209,900 Active 177 DOM
3. 2026-06-16
   days on market $209,900 Active 176 DOM
4. 2026-06-15
   days on market $209,900 Active 175 DOM
5. 2026-06-14
   days on market $209,900 Active 173 DOM
6. 2026-06-13
   days on market $209,900 Active 172 DOM
7. 2026-06-10
   days on market $209,900 Active 170 DOM
8. 2026-06-09
   days on market $209,900 Active 169 DOM
9. 2026-06-08
   days on market $209,900 Active 168 DOM
10. 2026-06-07
    days on market $209,900 Active 167 DOM
11. 2026-06-05
    days on market $209,900 Active 164 DOM
12. 2026-06-03
    days on market $209,900 Active 163 DOM
13. 2026-06-02
    days on market $209,900 Active 162 DOM
14. 2026-06-01
    days on market $209,900 Active 161 DOM
15. 2026-05-31
    days on market $209,900 Active 160 DOM
16. 2026-05-30
    days on market $209,900 Active 159 DOM
17. 2026-05-01
    price $209,900 1134-char remark

    Show marketing remark (1134 chars)

    PRICE REDUCED! Beautifully remodeled 3-bedroom, 2-bath home on 3.4 gorgeous acres in Blanchard, tucked away on a quiet, dead-end street—the perfect blend of peaceful country living and modern comfort. This home has been completely renovated from top to bottom with brand-new everything, including a double-door refrigerator, dishwasher, and range, along with new bathtubs, toilets, vanities, ceiling fans, and all-new flooring throughout. Step outside and enjoy 3.4 acres of beautiful open land, ideal for horses, livestock, or other animals, with a separate smaller fenced area that’s perfect for pets. The spacious acreage offers privacy, room to roam, and endless possibilities for outdoor living. Fresh, clean, and truly move-in ready, this home sits on a quiet dead-end street, giving you extra privacy and very little traffic—just what you want for relaxed country living while still being close to town. Come see this beautiful Blanchard property and fall in love with the updates, the land, and the peaceful setting. Please note that the mineral rights for this property are reserved by the seller.

18. 2025-12-22
    listed $219,900 Active 1134-char remark

    Show marketing remark (1134 chars)

    PRICE REDUCED! Beautifully remodeled 3-bedroom, 2-bath home on 3.4 gorgeous acres in Blanchard, tucked away on a quiet, dead-end street—the perfect blend of peaceful country living and modern comfort. This home has been completely renovated from top to bottom with brand-new everything, including a double-door refrigerator, dishwasher, and range, along with new bathtubs, toilets, vanities, ceiling fans, and all-new flooring throughout. Step outside and enjoy 3.4 acres of beautiful open land, ideal for horses, livestock, or other animals, with a separate smaller fenced area that’s perfect for pets. The spacious acreage offers privacy, room to roam, and endless possibilities for outdoor living. Fresh, clean, and truly move-in ready, this home sits on a quiet dead-end street, giving you extra privacy and very little traffic—just what you want for relaxed country living while still being close to town. Come see this beautiful Blanchard property and fall in love with the updates, the land, and the peaceful setting. Please note that the mineral rights for this property are reserved by the seller.

19. 2008-08-05
    soldstatus
20. 2000-09-28
    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: $1,018 · $85/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$137/yr (+$11/mo · 13.4%)

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $17,995
• − Mortgage interest: −$11,758
• − Property taxes: −$1,018
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$6,106
• Taxable loss: −$4,815
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $96/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

-4.5% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $209,900 NTREIS
• 2025-12-22 Listed $219,900 NTREIS
• 2008-08-05 Sold (Public Records) — Public Records
• 2000-09-28 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,018 · +0.5% YoY. Source: county tax records.