719 Kimbrough St · Shreveport, LA 71104

$115,620

3 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 59 Days on market

Built 1954 8,276 sqft lot $77/sqft · 27% below area Est $157k · 26% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This Ranch style single family home offers 3 bedrooms and 1 bathroom with approximately 1485 square feet of living space on a 0.19 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. Offers to be placed on Xome.com. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY

Key facts

• 8,276 sq ft lot
• Parking
• Built 1954

Property features AI

Finance

• Other: Property is located near Acklen, Camilla, W Cavett and E Cavett (bounding streets)

Exterior

• Parking: Attached carport
• Home design: Single-family residence
• Construction: Brick and other construction materials; Composition roof
• Exterior features: Composition roof; Brick and other exterior construction

Interior

• Bedrooms: Three bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bedroom 1; Bedroom 2; Bedroom 3

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.6% in Shreveport — 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 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 rising (+3.6%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $799 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

• It's been on market 59 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $112,151 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.08% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (median comp): $156,681
• List price: $115,620
• Delta: -26.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 Camilla Dr	0.03mi	3/2.0	1,550 (+4%)	4mo	$169,900	$110	85
745 E Washington St	0.13mi	4/2.0 (+1)	1,506 (+1%)	3mo	$166,400	$110	81
3423 Broadmoor Blvd	0.46mi	2/1.0 (-1)	1,501 (+0%)	1mo	$189,000	$126	72
2714 Doles Pl	0.38mi	3/2.0	1,525 (+2%)	5mo	$179,800	$118	71
2542 Mecom Dr	0.44mi	3/2.0	1,550 (+4%)	1mo	$195,000	$126	69
162 Ockley	0.73mi	3/1.0	1,467 (-2%)	5mo	$47,599	$32	59
1126 Carolina St	0.57mi	3/2.0	1,390 (-7%)	7mo	$184,900	$133	52
1123 Georgia St	0.55mi	3/1.5	1,309 (-12%)	0mo	$145,000	$111	51
166 Albert Ave #1	0.69mi	2/2.0 (-1)	1,391 (-7%)	0mo	$173,000	$124	47
3415 Reily Ln	0.44mi	4/2.0 (+1)	1,674 (+12%)	4mo	$222,500	$133	47
3607 Greenway Pl	0.70mi	3/1.5	1,646 (+10%)	2mo	$218,500	$133	47
2509 Bolch St	0.54mi	3/2.0	1,718 (+15%)	3mo	$199,000	$116	44

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,573
• Equity at exit: $17,239

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $20,547
• Equity at exit: $9,997

Cash invested: $32,374 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$606
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $243

Break-even live

Break-even rent $939

Max offer price $115,620

Occupancy floor 76%

Sensitivity live

Price	-10% $308	-5% $276	+0% $243	+5% $210	+10% $177
Rent	-10% $144	-5% $194	+0% $243	+5% $292	+10% $341
Rate	-1.0pp $301	-0.5pp $272	base $243	+0.5pp $213	+1.0pp $182

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: $28,905
• Closing costs: $3,469
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	44d	1	0.10mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	22d	1	0.16mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	14d	1	0.25mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	14d	1	0.52mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	14d	11	0.62mi
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	14d	6	0.62mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	22d	1	0.76mi
4024 Reily Ln Shreveport, LA	3.0	1.0	1220	$1,275	$1.05	22d	1	0.83mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	22d	1	0.92mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	22d	1	0.92mi
3131 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	866	$985	$1.14	14d	11	0.94mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	14d	1	0.95mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$2,042	$2.20	14d	10	0.97mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	14d	1	0.97mi
3201 Knight St Shreveport, LA	1.0–2.0	1.0	781	$900	$1.15	14d	3	0.98mi
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	45d	1	0.99mi
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	14d	1	1.03mi
219 E Slattery Blvd Shreveport, LA	2.0	1.0	1047	$1,000	$0.96	44d	1	1.07mi
3215 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	862	$1,065	$1.24	14d	7	1.07mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	44d	1	1.07mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	44d	1	1.09mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	14d	1	1.15mi
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	22d	1	1.16mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	14d	1	1.16mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	44d	1	1.19mi
204 Leo Ave Shreveport, LA	4.0	2.0	1846	$2,000	$1.08	14d	1	1.19mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	44d	1	1.20mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	14d	1	1.21mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	22d	1	1.21mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	44d	1	1.21mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	14d	1	1.26mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	44d	1	1.31mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	44d	1	1.33mi
216 Pennsylvania Ave Shreveport, LA	3.0	1.0	1199	$1,250	$1.04	22d	1	1.36mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	1.36mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	22d	1	1.40mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	44d	1	1.42mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	44d	1	1.42mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	22d	1	1.45mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	22d	1	1.45mi

Listing history 20 events

1. 2026-06-21
   days on market $115,620 Active 59 DOM
2. 2026-06-18
   days on market $115,620 Active 56 DOM
3. 2026-06-17
   days on market $115,620 Active 55 DOM
4. 2026-06-16
   days on market $115,620 Active 54 DOM
5. 2026-06-15
   days on market $115,620 Active 53 DOM
6. 2026-06-14
   days on market $115,620 Active 51 DOM
7. 2026-06-13
   days on market $115,620 Active 50 DOM
8. 2026-06-10
   days on market $115,620 Active 48 DOM
9. 2026-06-09
   days on market $115,620 Active 47 DOM
10. 2026-06-08
    days on market $115,620 Active 46 DOM
11. 2026-06-07
    days on market $115,620 Active 45 DOM
12. 2026-06-05
    days on market $115,620 Active 42 DOM
13. 2026-06-03
    days on market $115,620 Active 41 DOM
14. 2026-06-02
    days on market $115,620 Active 40 DOM
15. 2026-06-01
    days on market $115,620 Active 39 DOM
16. 2026-05-31
    days on market $115,620 Active 38 DOM
17. 2026-05-30
    days on market $115,620 Active 37 DOM
18. 2026-04-23
    listed $115,620 Active 917-char remark
19. 2020-08-03
    soldstatus $116,000
20. 1997-02-21
    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: $1,048 · $87/mo
• Projected year-2 tax: $1,048 · $87/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,958
• − Mortgage interest: −$6,477
• − Property taxes: −$1,048
• − Insurance: −$578
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,363
• Taxable income: $1,099
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,651/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): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

-0.3% since first listed

3 events — show timeline

• 2026-04-23 Listed $115,620 AcadianaMLS
• 2020-08-03 Sold (Public Records) $116,000 Public Records
• 1997-02-21 Sold (Public Records) — Public Records

Property tax history

-3.7%/yr

Latest (2025): $1,048 · +0.4% YoY. Source: county tax records.