9690 Country Living Dr · Red Chute, LA 71037

$145,000

3 bd · 2.0 ba · 1,340 sqft · Other · 86 Days on market

Built 2023 0.65 ac lot ↓ 3% 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• 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

2023 Manufactured Home on .64 Acres in Desirable Haughton! Don’t miss this opportunity to own a barely lived-in 3-bedroom, 2-bath home built in 2023, located in one of the most sought-after areas—Haughton, LA! Tucked away at the end of a quiet cul-de-sac, this property offers both privacy and low traffic, making it ideal for families or anyone seeking a peaceful setting. Inside, you’ll find a modern, open layout with a versatile flex space that can easily serve as a home office, playroom, or additional living area. The home feels like new construction and is completely move-in ready. Situated on approximately 0.64 acres, there’s plenty of room to enjoy the outdoors, expand, or simply relax and take in the country atmosphere. If you're looking for a home with space, flexibility, and a prime location, this one is a must-see!

Key facts

• Move-in ready
• Country atmosphere
• Quiet cul-de-sac

Tags

• QUIET CUL-DE-SAC
• FLEX SPACE
• MOVE-IN READY
• 0.64 ACRES
• COUNTRY ATMOSPHERE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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: 1.29% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.42%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.34×
• Total profit: $13,999
• Equity at exit: $21,620

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $60,357
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,871 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $589

Break-even live

Break-even rent $1,125

Max offer price $145,000

Occupancy floor 64%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $145,000 Active 86 DOM
2. 2026-06-17
   days on market $145,000 Active 85 DOM
3. 2026-06-16
   days on market $145,000 Active 84 DOM
4. 2026-06-15
   days on market $145,000 Active 83 DOM
5. 2026-06-14
   days on market $145,000 Active 81 DOM
6. 2026-06-13
   days on market $145,000 Active 80 DOM
7. 2026-06-10
   days on market $145,000 Active 78 DOM
8. 2026-06-09
   days on market $145,000 Active 77 DOM
9. 2026-06-08
   days on market $145,000 Active 76 DOM
10. 2026-06-07
    days on market $145,000 Active 75 DOM
11. 2026-06-02
    days on market $145,000 Active 70 DOM
12. 2026-06-01
    days on market $145,000 Active 69 DOM
13. 2026-05-31
    days on market $145,000 Active 68 DOM
14. 2026-05-30
    days on market $145,000 Active 67 DOM
15. 2026-04-17
    price $145,000 873-char remark

    Show marketing remark (873 chars)

    2023 Manufactured Home on .64 Acres in Desirable Haughton! Don’t miss this opportunity to own a barely lived-in 3-bedroom, 2-bath home built in 2023, located in one of the most sought-after areas—Haughton, LA! Tucked away at the end of a quiet cul-de-sac, this property offers both privacy and low traffic, making it ideal for families or anyone seeking a peaceful setting. Inside, you’ll find a modern, open layout with a versatile flex space that can easily serve as a home office, playroom, or additional living area. The home feels like new construction and is completely move-in ready. Situated on approximately 0.64 acres, there’s plenty of room to enjoy the outdoors, expand, or simply relax and take in the country atmosphere. If you're looking for a home with space, flexibility, and a prime location, this one is a must-see!

16. 2026-03-24
    listed $149,000 Active 873-char remark

    Show marketing remark (873 chars)

    2023 Manufactured Home on .64 Acres in Desirable Haughton! Don’t miss this opportunity to own a barely lived-in 3-bedroom, 2-bath home built in 2023, located in one of the most sought-after areas—Haughton, LA! Tucked away at the end of a quiet cul-de-sac, this property offers both privacy and low traffic, making it ideal for families or anyone seeking a peaceful setting. Inside, you’ll find a modern, open layout with a versatile flex space that can easily serve as a home office, playroom, or additional living area. The home feels like new construction and is completely move-in ready. Situated on approximately 0.64 acres, there’s plenty of room to enjoy the outdoors, expand, or simply relax and take in the country atmosphere. If you're looking for a home with space, flexibility, and a prime location, this one is a must-see!

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $816 · $68/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 ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $22,454
• − Mortgage interest: −$8,122
• − Property taxes: −$816
• − Insurance: −$725
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$4,218
• Taxable income: $4,979
• Est. tax owed @ 24.0%: −$1,195
• After-tax cash flow: $5,877/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

-2.7% since first listed

2 events — show timeline

• 2026-04-17 Price Changed $145,000 NTREIS
• 2026-03-24 Listed $149,000 NTREIS

Property tax history

+19.6%/yr

Latest (2025): $816 · +0.4% YoY. Source: county tax records.