6626 Moss Rose Dr · Blanchard, LA 71107

$40,040

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 56 Days on market

Built 2006 0.25 ac lot $33/sqft · 72% below area

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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

This manufactured home offers 2 bedrooms and 2 bathrooms with approximately 885 square feet of living space on a 0.26 acre lot. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. It is a criminal offense to trespass on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. Closing is not contingent upon the status of the mobile home title. The purchaser may be responsible to de-title the mobile home after purchase. Offers to be placed on Xo

Key facts

• 0.25 acre lot
• Built 2006
• Listed 56 days

Property features AI

Finance

• Other: Located near Springlake Cir and Pine Tree Loop (directions reference)

Exterior

• Utilities: Propane
• Home design: Manufactured home
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Composition roof; Workshop on the property

Interior

• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.9% 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 31% 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $2k; list at $40k implies a 1902% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $38,838 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 3.10% ✓
• Cap rate: 27.87%
• Cash-on-cash: 77.07%
• DSCR: 4.43
• GRM: 2.7

CMA / ARV

• ARV (median comp): $103,000
• List price: $40,040
• Delta: -61.13%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 77.1%
• Equity multiple: 4.51×
• Total profit: $39,383
• Equity at exit: $5,970

10-year hold

• IRR: 80.7%
• Equity multiple: 9.33×
• Total profit: $93,388
• Equity at exit: $3,462

Cash invested: $11,211 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $720

Break-even live

Break-even rent $331

Max offer price $40,040

Occupancy floor 37%

Sensitivity live

Price	-10% $743	-5% $731	+0% $720	+5% $709	+10% $697
Rent	-10% $622	-5% $671	+0% $720	+5% $769	+10% $818
Rate	-1.0pp $740	-0.5pp $730	base $720	+0.5pp $710	+1.0pp $699

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: $10,010
• Closing costs: $1,201
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $40,040 Active 56 DOM
2. 2026-06-17
   days on market $40,040 Active 55 DOM
3. 2026-06-16
   days on market $40,040 Active 54 DOM
4. 2026-06-15
   days on market $40,040 Active 53 DOM
5. 2026-06-14
   days on market $40,040 Active 51 DOM
6. 2026-06-13
   days on market $40,040 Active 50 DOM
7. 2026-06-10
   days on market $40,040 Active 48 DOM
8. 2026-06-09
   days on market $40,040 Active 47 DOM
9. 2026-06-08
   days on market $40,040 Active 46 DOM
10. 2026-06-07
    days on market $40,040 Active 45 DOM
11. 2026-06-05
    days on market $40,040 Active 42 DOM
12. 2026-06-03
    days on market $40,040 Active 41 DOM
13. 2026-06-02
    days on market $40,040 Active 40 DOM
14. 2026-06-01
    days on market $40,040 Active 39 DOM
15. 2026-05-31
    days on market $40,040 Active 38 DOM
16. 2026-05-30
    days on market $40,040 Active 37 DOM
17. 2026-04-23
    listed $40,040 Active 1025-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: $420 · $35/mo
• Projected year-2 tax: $420 · $35/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $14,913
• − Mortgage interest: −$2,243
• − Property taxes: −$420
• − Insurance: −$200
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$1,165
• Taxable income: $8,499
• Est. tax owed @ 24.0%: −$2,040
• After-tax cash flow: $6,601/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

-95.0% since first listed

2 events — show timeline

• 2026-05-13 Sold (Public Records) $2,000 Public Records
• 2026-04-23 Listed $40,040 AcadianaMLS

Property tax history

+16.4%/yr

Latest (2025): $420 · +0.4% YoY. Source: county tax records.