2024 Highland Ave · Shreveport, LA 71104

$185,000

4 bd · 3.0 ba · 3,908 sqft · SingleFamily public records · 68 Days on market

Built 1927 6,447 sqft lot $47/sqft · 27% above area Est $173k · 7% over

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Why this score? — see what drove the D+ 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 +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• ARV discount +4.5/15.0
• 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 MLS

. Outstanding property has been in one family since its birth in 1927. Are you searching for a multi-family property? Look no further! Here is a great investment for any aspiring or seasoned investor. 4 total units, two buildings on one property! It needs a little TLC, but it has really good bones. Just waiting for you to add your touch. A Gem in Highland and on Highland Ave. Hurry, don't miss this one. This property could be sold independently or as a package for $545K, MLS#21239279, 313 Wilkinson Street, MLS#21241985, 2412 Pinehurst Street.

Key facts

• 4 total units
• Two buildings
• 6,447 sq ft lot

Tags

• MULTI-FAMILY PROPERTY
• 4 TOTAL UNITS
• TWO BUILDINGS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (5.4% below list).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.7% 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: crime F, 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.
• Zoned schools: Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); C.E. Byrd High School (math 44% / reading 55%, grade D, #37 of 265 statewide, top 14%, 1,526 students, 43% FRL) — zoned schools average 33% FRL vs 64% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 26% district-wide (+41 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 147 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 37% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $6k 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 68 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $185k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (median comp): $173,381
• List price: $185,000
• Delta: 6.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Dalzell St	0.22mi	4/3.0	3,868 (-1%)	23mo	$104,900	$27	69
848 Robinson Pl	0.56mi	4/2.5	3,980 (+2%)	3mo	$425,000	$107	66
2504 Pinehurst Blvd	0.31mi	4/1.5	3,485 (-11%)	13mo	$174,900	$50	51
844 Wilkinson St	0.61mi	5/4.0 (+1)	4,274 (+9%)	1mo	$190,000	$44	46

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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-14,314
• Equity at exit: $27,584

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $10,399
• Equity at exit: $15,995

Cash invested: $51,800 (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: 147
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $231

Break-even live

Break-even rent $1,457

Max offer price $185,000

Occupancy floor 82%

Sensitivity live

Price	-10% $336	-5% $284	+0% $231	+5% $179	+10% $126
Rent	-10% $93	-5% $162	+0% $231	+5% $300	+10% $369
Rate	-1.0pp $324	-0.5pp $278	base $231	+0.5pp $183	+1.0pp $134

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Stephenson St Shreveport, LA	3.0	2.5	2642	$2,000	$0.76	23d	1	1.01mi

Listing history 19 events

1. 2026-06-21
   days on market $185,000 Active 68 DOM
2. 2026-06-18
   days on market $185,000 Active 65 DOM
3. 2026-06-17
   days on market $185,000 Active 64 DOM
4. 2026-06-16
   days on market $185,000 Active 63 DOM
5. 2026-06-15
   days on market $185,000 Active 62 DOM
6. 2026-06-14
   days on market $185,000 Active 60 DOM
7. 2026-06-13
   days on market $185,000 Active 59 DOM
8. 2026-06-10
   days on market $185,000 Active 57 DOM
9. 2026-06-09
   days on market $185,000 Active 56 DOM
10. 2026-06-08
    days on market $185,000 Active 55 DOM
11. 2026-06-07
    days on market $185,000 Active 54 DOM
12. 2026-06-05
    days on market $185,000 Active 51 DOM
13. 2026-06-03
    days on market $185,000 Active 50 DOM
14. 2026-06-02
    days on market $185,000 Active 49 DOM
15. 2026-06-01
    days on market $185,000 Active 48 DOM
16. 2026-05-31
    days on market $185,000 Active 47 DOM
17. 2026-05-30
    days on market $185,000 Active 46 DOM
18. 2026-04-14
    listed $185,000 Active 548-char remark

    Show marketing remark (548 chars)

    . Outstanding property has been in one family since its birth in 1927. Are you searching for a multi-family property? Look no further! Here is a great investment for any aspiring or seasoned investor. 4 total units, two buildings on one property! It needs a little TLC, but it has really good bones. Just waiting for you to add your touch. A Gem in Highland and on Highland Ave. Hurry, don't miss this one. This property could be sold independently or as a package for $545K, MLS#21239279, 313 Wilkinson Street, MLS#21241985, 2412 Pinehurst Street.

19. 2020-01-30
    soldstatus $55,000

ⓘ 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: $1,246 · $104/mo
• Projected year-2 tax: $1,246 · $104/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 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: $20,997
• − Mortgage interest: −$10,363
• − Property taxes: −$1,246
• − Insurance: −$925
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,382
• Taxable loss: −$279
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $2,841/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

+236.4% since first listed

2 events — show timeline

• 2026-04-14 Listed $185,000 NTREIS
• 2020-01-30 Sold (Public Records) $55,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,246 · +0.4% YoY. Source: county tax records.