5007 Bellevue Rd · Red Chute, LA 71037

$90,200

5 bd · 3.0 ba · 2,052 sqft · Manufactured public records · 71 Days on market

Built 2008 1.26 ac lot $44/sqft · 21% below area Est $114k · 21% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

PRICE IMPROVEMENT! This manufactured style single family home offers 5 bedrooms and 3 bathrooms with approximately 2052 square feet of living space on a 1.27 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. 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. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the sellers title company. 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 Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 1.26 acre lot
• Built 2008
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.3% 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+, schools 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.
• Market conditions: 333 active listings in the ZIP; solid renter incomes; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($79k/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 $624 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 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, 60% 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 $84,788 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.39% ✓
• Cap rate: 21.33%
• Cash-on-cash: 53.70%
• DSCR: 3.39
• GRM: 3.5

CMA / ARV

• ARV (median comp): $114,250
• List price: $90,200
• Delta: -21.05%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Vickers Rd	0.16mi	4/2.0 (-1)	2,100 (+2%)	2mo	$118,500	$56	78

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: 51.8%
• Equity multiple: 3.27×
• Total profit: $57,367
• Equity at exit: $13,449

10-year hold

• IRR: 57.1%
• Equity multiple: 6.65×
• Total profit: $142,644
• Equity at exit: $7,799

Cash invested: $25,256 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,152 medium
• Mortgage (P&I): −$473
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $1,130

Break-even live

Break-even rent $721

Max offer price $90,200

Occupancy floor 42%

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: $22,550
• Closing costs: $2,706
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $90,200 Active 71 DOM
2. 2026-06-17
   days on market $90,200 Active 70 DOM
3. 2026-06-16
   days on market $90,200 Active 69 DOM
4. 2026-06-15
   days on market $90,200 Active 68 DOM
5. 2026-06-14
   days on market $90,200 Active 66 DOM
6. 2026-06-13
   days on market $90,200 Active 65 DOM
7. 2026-06-10
   days on market $90,200 Active 63 DOM
8. 2026-06-09
   days on market $90,200 Active 62 DOM
9. 2026-06-08
   days on market $90,200 Active 61 DOM
10. 2026-06-07
    days on market $90,200 Active 60 DOM
11. 2026-06-02
    days on market $90,200 Active 55 DOM
12. 2026-06-01
    days on market $90,200 Active 54 DOM
13. 2026-05-31
    days on market $90,200 Active 53 DOM
14. 2026-05-30
    days on market $90,200 Active 52 DOM
15. 2026-04-08
    listed $90,200 Active 1168-char remark

    Show marketing remark (1168 chars)

    PRICE IMPROVEMENT! This manufactured style single family home offers 5 bedrooms and 3 bathrooms with approximately 2052 square feet of living space on a 1.27 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. 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. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the sellers title company. 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 Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

16. 2025-10-29
    price $95,700
17. 2025-07-15
    price $85,800
18. 2025-03-27
    listed $90,170 Active

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $710 · $59/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,822
• − Mortgage interest: −$5,053
• − Property taxes: −$710
• − Insurance: −$451
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$2,624
• Taxable income: $12,853
• Est. tax owed @ 24.0%: −$3,085
• After-tax cash flow: $10,478/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

+0.0% since first listed

4 events — show timeline

• 2026-04-08 Listed $90,200 AcadianaMLS
• 2025-10-29 Price Changed $95,700 AcadianaMLS
• 2025-07-15 Price Changed $85,800 AcadianaMLS
• 2025-03-27 Listed $90,170 AcadianaMLS

Property tax history

+31.1%/yr

Latest (2025): $710 · +1870.8% YoY. Source: county tax records.