9080 Hawthorne Dr · Shreveport, LA 71118

$114,900

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 163 Days on market

Built 1956 8,538 sqft lot $111/sqft · 7% below area Est $124k · 7% under

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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 +28.7/30.0
• ARV discount +10.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 8,538 sq ft lot
• Parking
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 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 (+1.7%/yr); 115 active listings in the ZIP; 18 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).
• This rent runs 33% of the median local income ($50k/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 $794 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 + 1.7% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $68k; list at $115k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1956 — 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. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.26%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (median comp): $123,667
• List price: $114,900
• Delta: -7.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9079 Hawthorne Dr	0.03mi	3/1.0	1,041 (+1%)	8mo	$119,900	$115	91
2624 Lola Ln	0.09mi	3/1.0	1,054 (+2%)	6mo	$65,000	$62	88
9075 Hawthorne Dr	0.04mi	3/1.0	985 (-5%)	19mo	$119,000	$121	75
8932 Torento Ln	0.29mi	3/1.5	1,110 (+8%)	4mo	$64,000	$58	68
2558 Crape Myrtle St	0.44mi	3/1.0	955 (-8%)	4mo	$85,000	$89	64
2550 Crape Myrtle St	0.45mi	3/1.0	1,125 (+9%)	2mo	$114,000	$101	62
9018 Sara Ln	0.56mi	3/1.5	1,014 (-2%)	17mo	$137,900	$136	55
9035 Lone Oak Dr	0.75mi	3/1.0	1,106 (+7%)	2mo	$146,000	$132	52
9280 Savanna Dr	0.57mi	3/1.5	1,107 (+7%)	11mo	$115,000	$104	50
2810 Kaylin Dr	0.62mi	3/1.5	1,120 (+8%)	16mo	$139,900	$125	42
9025 Lone Oak Dr	0.72mi	3/1.0	1,185 (+15%)	2mo	$95,000	$80	40
9028 Lone Oak Dr	0.75mi	3/2.0	1,151 (+12%)	2mo	$78,500	$68	40

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,962
• Equity at exit: $17,132

10-year hold

• IRR: 11.6%
• Equity multiple: 1.86×
• Total profit: $27,713
• Equity at exit: $9,934

Cash invested: $32,172 (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 71118

• Rents YoY: 1.7%
• Active inventory: 115
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$603
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $382

Break-even live

Break-even rent $915

Max offer price $114,900

Occupancy floor 68%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	14d	3	0.30mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	44d	11	0.39mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	44d	1	0.52mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	21d	1	0.60mi
2843 Kaylin Dr Shreveport, LA	3.0	1.0	1025	$1,400	$1.37	21d	1	0.74mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	14d	1	0.75mi
2838 Smithfield Rd Shreveport, LA	3.0	1.0	960	$1,250	$1.30	44d	1	0.77mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	44d	1	0.92mi
9045 Kingston Rd Shreveport, LA	1.0–2.0	1.0–1.5	758	$900	$1.19	14d	5	0.93mi
3011 Mackey Ln Shreveport, LA	3.0	1.5	1222	$1,300	$1.06	14d	1	1.01mi
8860 Bernay Dr Shreveport, LA	3.0	1.5	1200	$1,300	$1.08	44d	1	1.08mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	14d	1	1.11mi
9730 Baird Rd Shreveport, LA	1.0–2.0	1.0–2.0	872	$1,212	$1.39	14d	19	1.11mi
3024 Karla Cir Unit 3024 Shreveport, LA	3.0	1.0	971	$1,175	$1.21	44d	1	1.13mi
9005 Walker Rd Shreveport, LA	2.0	2.0	975	$1,332	$1.37	14d	5	1.18mi
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	44d	1	1.18mi
9100 Walker Rd Shreveport, LA	1.0–2.0	1.0–2.0	841	$1,164	$1.38	14d	9	1.28mi
3126 W Bert Kouns Industrial Loop Shreveport, LA	2.0	2.0	957	$820	$0.86	14d	1	1.39mi

Listing history 20 events

1. 2026-06-18
   days on market $114,900 Active 163 DOM
2. 2026-06-17
   days on market $114,900 Active 162 DOM
3. 2026-06-16
   days on market $114,900 Active 161 DOM
4. 2026-06-15
   days on market $114,900 Active 160 DOM
5. 2026-06-14
   days on market $114,900 Active 158 DOM
6. 2026-06-13
   pricedays on market $114,900 Active 157 DOM
7. 2026-06-10
   days on market $119,900 Active 155 DOM
8. 2026-06-09
   days on market $119,900 Active 154 DOM
9. 2026-06-08
   days on market $119,900 Active 153 DOM
10. 2026-06-07
    days on market $119,900 Active 152 DOM
11. 2026-06-05
    days on market $119,900 Active 149 DOM
12. 2026-06-03
    days on market $119,900 Active 148 DOM
13. 2026-06-02
    days on market $119,900 Active 147 DOM
14. 2026-06-01
    days on market $119,900 Active 146 DOM
15. 2026-05-31
    days on market $119,900 Active 145 DOM
16. 2026-05-30
    days on market $119,900 Active 144 DOM
17. 2026-04-02
    status Active
18. 2026-03-23
    historical Active Contingent
19. 2026-01-06
    listed $119,900 Active
20. 2018-02-15
    soldstatus $67,900

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $866 · $72/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 · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,785
• − Mortgage interest: −$6,436
• − Property taxes: −$866
• − Insurance: −$574
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$3,343
• Taxable income: $2,880
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $3,898/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): 23,219
• Household income: $50,287
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1046.0

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 58% White 33% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -78.81%
• Current HPI: 129.1782
• Rent YoY: ▲ 1.74%
• 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

+76.6% since first listed

4 events — show timeline

• 2026-04-02 Relisted — NTREIS
• 2026-03-23 Contingent — NTREIS
• 2026-01-06 Listed $119,900 NTREIS
• 2018-02-15 Sold (Public Records) $67,900 Public Records

Property tax history

+12.9%/yr

Latest (2025): $866 · +0.4% YoY. Source: county tax records.