31 Colony Park Dr · Shreveport, LA 71115

$100,000

2 bd · 1.5 ba · 956 sqft · Townhouse public records · 9 Days on market

Built 1985 3,354 sqft lot Est $128k · 22% under $190/mo HOA · 16% of rent

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Why this score? — see what drove the C 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 +18.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +5.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity in Cobblestone Townhomes! Highly desirable one-story end unit townhouse with a large fenced backyard and garage offering strong investment potential. Property does need work but has solid upside for investors or buyers looking to renovate and build equity. Features include 2 bedrooms, 1.5 baths, and an open floor plan with a spacious living and dining area connected to the kitchen with all appliances included. HVAC replaced in 2019. HOA amenities include pool, tennis courts, clubhouse, water, trash, and common grounds maintenance. Cash or conventional financing only. Age of the roof is unknown.

Key facts

• Open floor plan
• Clubhouse
• Tennis courts

Tags

• FENCED BACKYARD
• OPEN FLOOR PLAN
• HOA AMENITIES
• POOL
• TENNIS COURTS
• CLUBHOUSE

Property features AI

Finance

• Other: Community amenities include clubhouse, community pool, sidewalks, and tennis courts
• Financial info: Listing terms include cash and conventional financing
• HOA & community: Mandatory association with monthly fee of $190; HOA covers front yard maintenance, grounds maintenance, sewer, water, and full use of facilities; HOA managed by Cobblestone

Exterior

• Parking: 1 covered parking space; 1 attached garage space; Additional asphalt parking
• Utilities: Electricity connected; Asphalt (listed under utilities)
• Home design: Residential townhouse; Attached property; Built in 1985; One story
• Construction: Asphalt roof; Siding with stone veneer and vinyl siding accents; Block foundation
• Exterior features: Covered porch(es); Back yard fencing with privacy fence; Fenced yard

Interior

• Kitchen: Dishwasher; Electric range; Ice maker; Refrigerator; Breakfast bar
• Bedrooms: 2 bedrooms (both on level 1)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Built-in features; 5 total rooms; One-level layout; 1 living area; 1 dining area
• Laundry & utility: Utility room with full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.3% vs local median 5.7% in Shreveport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#270 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities 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: Rents flat; 105 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $128,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Colony Park Dr	0.00mi	2/1.5	956 (0%)	1mo	$100,000	$105	100
158 Chimney Stone Way	0.09mi	2/1.5	958 (+0%)	4mo	$130,000	$136	93
206 Settlers Park Dr	0.09mi	2/1.5	958 (+0%)	6mo	$103,000	$108	90
276 Settlers Park Dr	0.05mi	2/1.5	958 (+0%)	9mo	$125,000	$130	90
192 Settlers Bnd	0.12mi	2/1.5	980 (+2%)	1mo	$137,000	$140	89
127 Chimney Stone Way	0.15mi	2/1.5	958 (+0%)	7mo	$129,900	$136	86
163 Settlers Trce	0.09mi	2/1.5	968 (+1%)	9mo	$129,900	$134	86
216 Settlers Park Dr	0.09mi	2/1.5	958 (+0%)	12mo	$120,000	$125	86
179 Settlers Bnd	0.09mi	2/1.5	958 (+0%)	12mo	$125,000	$130	86
193 Settlers Bnd	0.11mi	2/1.5	958 (+0%)	11mo	$125,000	$130	85
10010 Hanover Dr	0.34mi	2/1.5	955 (-0%)	9mo	$129,000	$135	77
10107 Hanover Dr	0.39mi	2/1.0	963 (+1%)	9mo	$135,000	$140	71

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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.50×
• Total profit: $-13,984
• Equity at exit: $14,910

10-year hold

• IRR: -13.2%
• Equity multiple: 0.36×
• Total profit: $-18,006
• Equity at exit: $8,646

Cash invested: $28,000 (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 71115

• Home prices YoY: -26.5%
• Rents YoY: 0.1%
• Active inventory: 105
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$524
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$42
• HOA: −$190
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $88

Break-even live

Break-even rent $1,114

Max offer price $100,000

Occupancy floor 88%

Sensitivity live

Price	-10% $144	-5% $116	+0% $88	+5% $60	+10% $31
Rent	-10% $-9	-5% $39	+0% $88	+5% $136	+10% $185
Rate	-1.0pp $138	-0.5pp $113	base $88	+0.5pp $62	+1.0pp $36

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Settlers Park Dr Shreveport, LA	2.0	1.5	958	$1,300	$1.36	21d	1	0.06mi
176 Settlers Bnd Shreveport, LA	2.0	1.5	958	$1,175	$1.23	44d	1	0.09mi
308 Settlers Bnd Shreveport, LA	2.0	2.0	784	$1,200	$1.53	21d	1	0.12mi
8911 Youree Dr Shreveport, LA	1.0	1.0	676	$720	$1.07	14d	1	0.25mi
8525 Chalmette Dr Shreveport, LA	1.0–2.0	1.0–1.5	686	$955	$1.39	14d	8	0.43mi
8700 Millicent Way Shreveport, LA	1.0–2.0	1.0–2.0	802	$1,715	$2.14	14d	6	0.90mi
8510 Millicent Way Shreveport, LA	1.0	1.0	646	$850	$1.32	14d	3	1.01mi
8501 Millicent Way Shreveport, LA	1.0–2.0	1.0–2.0	766	$1,500	$1.96	14d	9	1.08mi
7720 E Kings Hwy Unit 2 Shreveport, LA	1.0	1.0	680	$675	$0.99	14d	1	1.39mi
7720 E Kings Hwy Apt 13 Shreveport, LA	1.0	1.0	680	$675	$0.99	21d	1	1.39mi
7820 Millicent Way Shreveport, LA	2.0	2.0	974	$1,340	$1.38	14d	3	1.48mi
7800 Youree Dr Shreveport, LA	1.0–3.0	1.0–2.0	1031	$1,389	$1.35	14d	41	1.49mi

HOA detail

• Monthly dues: $190 · $2,280/yr
• Likely covers: watertrashlandscapingpool

Listing history 5 events

1. 2026-05-20
   status Pending
2. 2026-05-13
   historical Active Contingent
3. 2026-05-11
   listed $100,000 Active
4. 2019-01-14
   soldstatus $100,000
5. 1996-10-29
   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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $14,701
• − Mortgage interest: −$5,602
• − Property taxes: −$1,487
• − Insurance: −$500
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − HOA: −$2,280
• − Depreciation: −$2,909
• Taxable loss: −$429
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $1,157/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 — Shreveport

• Score: 59/100
• State rank: #270
• US rank: #19730

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shreveport, LA
• County: Caddo Parish · 178,536 people
• City population: 164,123
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 14,413
• Household income: $65,509
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 582.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 21% Two or more races 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 2% Slovak 1%
• Foreign-born: 6% · China, Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

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: ▼ -45.95%
• Current HPI: 127.4874
• Rent YoY: ▲ 0.07%
• 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

5 events — show timeline

• 2026-05-20 Pending — NTREIS
• 2026-05-13 Contingent — NTREIS
• 2026-05-11 Listed $100,000 NTREIS
• 2019-01-14 Sold (Public Records) $100,000 Public Records
• 1996-10-29 Sold (Public Records) — Public Records

Property tax history

+18.4%/yr

Latest (2025): $1,487 · +0.4% YoY. Source: county tax records.