1021 Scarpengo Rd · Blanchard, LA 71107

$99,900

3 bd · 2.0 ba · 1,980 sqft · SingleFamily public records · 185 Days on market

Built 1968 0.38 ac lot ↓ 37% since listing

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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

Nice 3 bedroom and 2 full bath home with large living room with stone brick fireplace. Nice size kitchen and good size bedrooms. Fenced in lot with 2 car carport. AGENTS: see agent remarks on submitting an offer.

Key facts

• 2 car carport
• Fenced in lot
• 0.38 acre lot

Tags

• STONE BRICK FIREPLACE
• FENCED IN LOT
• 2 CAR CARPORT

Property features AI

Finance

• Other: Property type: Single family residence; Directions: GPS; County: Caddo; Country: United States
• Financial info: Treat as clear loan type; No second mortgage; Special listing condition: Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; 2 covered parking spaces; 2 carport spaces
• Utilities: Asphalt utilities; No municipal utility district
• Home design: Single family residence; Residential property; Built in 1968; Not attached
• Construction: Frame construction; Preowned
• Exterior features: Lot under 0.5 acre (approximately 0.375 acre); Subdivision: Scarpengo Lane Sub

Interior

• Kitchen: Dishwasher; Gas cooktop
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Stone fireplace (1)
• Interior features: Open floorplan; One level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: 261 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.61% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.95%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $312,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6026 Old Mooringsport Rd	0.44mi	3/2.0	1,942 (-2%)	6mo	$175,000	$90	71
6032 N Market St	0.34mi	3/1.5	2,125 (+7%)	1mo	$225,000	$106	69
6336 Chippewa Trl	0.66mi	3/2.0	2,033 (+3%)	12mo	$279,000	$137	54
5854 Northwood Oaks	0.45mi	4/2.0 (+1)	1,755 (-11%)	2mo	$292,000	$166	53
5887 Magnolia Cir	0.71mi	4/2.5 (+1)	1,922 (-3%)	2mo	$322,281	$168	53
5790 Northwood Oaks Dr	0.53mi	3/2.0	1,715 (-13%)	0mo	$279,000	$163	53
5862 Northwood Oaks	0.50mi	4/2.0 (+1)	1,775 (-10%)	4mo	$259,900	$146	51
5831 Northwood Oaks	0.54mi	4/2.0 (+1)	1,801 (-9%)	10mo	$284,000	$158	47
5838 Northwood Oaks	0.50mi	4/2.0 (+1)	1,789 (-10%)	12mo	$289,900	$162	46
5830 Northwood Oaks	0.50mi	3/2.0	1,693 (-14%)	11mo	$259,500	$153	43
4956 Laurel Cir	0.49mi	4/3.0 (+1)	2,153 (+9%)	13mo	$333,715	$155	42
5758 Northwood Oaks Dr	0.56mi	4/2.0 (+1)	1,811 (-8%)	16mo	$294,900	$163	42

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: 20.9%
• Equity multiple: 1.85×
• Total profit: $23,813
• Equity at exit: $14,895

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $72,226
• Equity at exit: $8,638

Cash invested: $27,972 (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: 261
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $628

Break-even live

Break-even rent $810

Max offer price $99,900

Occupancy floor 56%

Sensitivity live

Price	-10% $685	-5% $656	+0% $628	+5% $600	+10% $572
Rent	-10% $501	-5% $565	+0% $628	+5% $692	+10% $755
Rate	-1.0pp $678	-0.5pp $654	base $628	+0.5pp $602	+1.0pp $576

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4942 Players Loop Shreveport, LA	3.0	2.0	1500	$1,950	$1.30	22d	1	0.65mi

Listing history 15 events

1. 2026-04-30
   status Pending
2. 2026-04-28
   historical Active Contingent
3. 2026-03-15
   price $99,900
4. 2026-01-29
   price $114,900
5. 2025-12-31
   price $124,900
6. 2025-12-01
   price $129,900
7. 2025-10-24
   listed $139,900 Active
8. 2024-10-07
   soldstatus Closed
9. 2024-08-24
   status Pending
10. 2024-08-11
    price $147,500
11. 2024-06-14
    price $149,500
12. 2024-05-19
    listed $157,500 Active
13. 2012-06-29
    soldstatus
14. 2008-08-27
    soldstatus
15. 2001-01-17
    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: $893 · $74/mo
• Projected year-2 tax: $893 · $74/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 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: $19,262
• − Mortgage interest: −$5,596
• − Property taxes: −$893
• − Insurance: −$500
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$2,906
• Taxable income: $6,286
• Est. tax owed @ 24.0%: −$1,509
• After-tax cash flow: $6,029/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

-36.6% since first listed

15 events — show timeline

• 2026-04-30 Pending — NTREIS
• 2026-04-28 Contingent — NTREIS
• 2026-03-15 Price Changed $99,900 NTREIS
• 2026-01-29 Price Changed $114,900 NTREIS
• 2025-12-31 Price Changed $124,900 NTREIS
• 2025-12-01 Price Changed $129,900 NTREIS
• 2025-10-24 Listed $139,900 NTREIS
• 2024-10-07 Sold (MLS) — NTREIS
• 2024-08-24 Pending — NTREIS
• 2024-08-11 Price Changed $147,500 NTREIS
• 2024-06-14 Price Changed $149,500 NTREIS
• 2024-05-19 Listed $157,500 NTREIS
• 2012-06-29 Sold (Public Records) — Public Records
• 2008-08-27 Sold (Public Records) — Public Records
• 2001-01-17 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $893 · +0.5% YoY. Source: county tax records.