106 Leo Ave · Shreveport, LA 71105

$100,000

2 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 26 Days on market

Built 1945 10,367 sqft lot $87/sqft · 42% below area Est $172k · 42% under ↓ 23% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +8.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom 2 full bath home located in home sweet Broadmoor with adorable curb appeal. Covered carport parking with ample fully fenced in backyard and inviting front yard with a willow tree. Living space includes a built-in bookshelf and decorative fireplace with designated dining area. Master bedroom contains the ensuite bathroom while the other bathroom is remodeled to include a large, tiled shower containing dual shower heads. Located in sought after AC STEERE school district. One house away from the MARDI GRAS route!

Key facts

• 0.24 acre lot
• Parking
• Built 1945

Property features AI

Finance

• Other: Municipal utility district: No
• Financial info: Treat as clear loan type; No second mortgage; Property listed as real estate owned
• HOA & community: No homeowners association

Exterior

• Parking: Carport (covered) with space for 1 vehicle
• Utilities: City water; City sewer; Cable available
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1945; Siding exterior; Asphalt roof; Slab foundation
• Exterior features: Lot under 0.5 acre (approximately 0.238 acres); Subdivision: Broadmoor Sub

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven
• Bedrooms: Primary bedroom on main level; 3 total bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Decorative fireplace (1)
• Interior features: Cable TV available; One living area; One dining area; 3 total rooms
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 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: A.C. Steere Elementary School (math 41% / reading 51%, grade D-, #164 of 646 statewide, top 26%, 468 students, 43% FRL); 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 36% FRL vs 64% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 26% district-wide (+34 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 (+3.9%/yr); 148 active listings in the ZIP; 18 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.30% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 6.4

CMA / ARV

• ARV (median comp): $171,634
• List price: $100,000
• Delta: -41.74%
• 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
106 Preston Ave	0.07mi	3/1.0 (+1)	1,168 (+1%)	13mo	$143,900	$123	79
201 Carrollton Ave	0.32mi	2/1.0	1,156 (+0%)	11mo	$155,000	$134	76
159 Pennsylvania Ave	0.25mi	3/1.0 (+1)	1,195 (+4%)	4mo	$159,900	$134	74
102 Justin Ave	0.54mi	2/1.0	1,150 (-0%)	2mo	$175,000	$152	73
115 Justin Ave	0.58mi	3/1.0 (+1)	1,135 (-2%)	2mo	$169,900	$150	64
147 Pennsylvania Ave	0.23mi	3/2.0 (+1)	1,235 (+7%)	6mo	$174,900	$142	64
173 Albert Ave	0.62mi	2/1.0	1,211 (+5%)	1mo	$174,000	$144	62
175 Pennsylvania Ave	0.29mi	2/1.0	1,026 (-11%)	8mo	$80,000	$78	62
108 Pennsylvania Ave	0.15mi	3/1.0 (+1)	1,045 (-9%)	14mo	$139,000	$133	61
226 Albert Ave	0.70mi	2/1.0	1,112 (-4%)	6mo	$130,000	$117	56
178 Fremont St	0.39mi	3/1.5 (+1)	1,217 (+6%)	14mo	$169,900	$140	54
226 Justin Ave	0.60mi	3/1.0 (+1)	1,290 (+12%)	12mo	$157,500	$122	37

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,459
• Equity at exit: $14,910

10-year hold

• IRR: 12.8%
• Equity multiple: 2.07×
• Total profit: $29,905
• 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 71105

• Rents YoY: 3.9%
• Active inventory: 148
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$524
• Tax from tax record: −$191 /mo · $2,297/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $273

Break-even live

Break-even rent $959

Max offer price $100,000

Occupancy floor 74%

Sensitivity live

Price	-10% $329	-5% $301	+0% $273	+5% $244	+10% $216
Rent	-10% $170	-5% $221	+0% $273	+5% $324	+10% $376
Rate	-1.0pp $323	-0.5pp $298	base $273	+0.5pp $247	+1.0pp $220

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Pennsylvania Ave Shreveport, LA	3.0	1.0	1199	$1,250	$1.04	22d	1	0.42mi
4024 Reily Ln Shreveport, LA	3.0	1.0	1220	$1,275	$1.05	22d	1	0.49mi
243 Justin Ave Shreveport, LA	3.0	1.0	1236	$1,400	$1.13	45d	1	0.65mi
186 Charles Ave Shreveport, LA	3.0	1.0	1320	$1,675	$1.27	22d	1	0.71mi
154 Southfield Rd Shreveport, LA	3.0	1.0	1258	$1,395	$1.11	45d	1	0.77mi
3201 Knight St Shreveport, LA	1.0–2.0	1.0	781	$900	$1.15	15d	3	1.02mi
3215 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	862	$1,065	$1.24	15d	7	1.08mi
3501 Champion Lake Blvd Shreveport, LA	1.0–2.0	1.0–2.0	845	$1,415	$1.67	15d	20	1.10mi
3131 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	866	$985	$1.14	15d	11	1.16mi
1000 Riverwalk Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,630	$1.76	15d	11	1.20mi
1105 Island Park Blvd Shreveport, LA	2.0–3.0	2.0	1280	$1,449	$1.13	15d	9	1.22mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	22d	1	1.26mi
219 E Slattery Blvd Shreveport, LA	2.0	1.0	1047	$1,000	$0.96	45d	1	1.29mi
215 Sand Beach Blvd Shreveport, LA	1.0–2.0	1.0–2.0	814	$1,640	$2.01	15d	6	1.34mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	15d	1	1.36mi
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	15d	6	1.37mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	15d	1	1.44mi
2618 Roosevelt Ave Shreveport, LA	3.0	1.0	845	$1,000	$1.18	22d	1	1.49mi

Listing history 25 events

1. 2026-06-13
   statusdays on market $100,000 Pending 26 DOM
2. 2026-06-10
   days on market $100,000 Active 24 DOM
3. 2026-06-09
   days on market $100,000 Active 23 DOM
4. 2026-06-08
   days on market $100,000 Active 22 DOM
5. 2026-06-07
   days on market $100,000 Active 21 DOM
6. 2026-06-05
   days on market $100,000 Active 18 DOM
7. 2026-06-03
   days on market $100,000 Active 17 DOM
8. 2026-06-02
   days on market $100,000 Active 16 DOM
9. 2026-06-01
   days on market $100,000 Active 15 DOM
10. 2026-05-31
    days on market $100,000 Active 14 DOM
11. 2026-05-30
    days on market $100,000 Active 13 DOM
12. 2026-05-12
    status Pending 263-char remark
13. 2026-05-02
    listed $100,000 Active 263-char remark
14. 2025-12-08
    historical
15. 2025-08-04
    listed $175,000 Active
16. 2023-04-19
    soldstatus $157,000
17. 2023-04-18
    soldstatus Closed

    Show marketing remark (536 chars)

    Charming 3 bedroom 2 full bath home located in home sweet Broadmoor with adorable curb appeal. Covered carport parking with ample fully fenced in backyard and inviting front yard with a willow tree. Living space includes a built-in bookshelf and decorative fireplace with designated dining area. Master bedroom contains the ensuite bathroom while the other bathroom is remodeled to include a large, tiled shower containing dual shower heads. Located in sought after AC STEERE school district. One house away from the MARDI GRAS route!

18. 2023-04-11
    status Pending

    Show marketing remark (536 chars)

    Charming 3 bedroom 2 full bath home located in home sweet Broadmoor with adorable curb appeal. Covered carport parking with ample fully fenced in backyard and inviting front yard with a willow tree. Living space includes a built-in bookshelf and decorative fireplace with designated dining area. Master bedroom contains the ensuite bathroom while the other bathroom is remodeled to include a large, tiled shower containing dual shower heads. Located in sought after AC STEERE school district. One house away from the MARDI GRAS route!

19. 2023-03-21
    historical Active Contingent

    Show marketing remark (536 chars)

    Charming 3 bedroom 2 full bath home located in home sweet Broadmoor with adorable curb appeal. Covered carport parking with ample fully fenced in backyard and inviting front yard with a willow tree. Living space includes a built-in bookshelf and decorative fireplace with designated dining area. Master bedroom contains the ensuite bathroom while the other bathroom is remodeled to include a large, tiled shower containing dual shower heads. Located in sought after AC STEERE school district. One house away from the MARDI GRAS route!

20. 2023-02-22
    listed $155,000 Active

    Show marketing remark (536 chars)

    Charming 3 bedroom 2 full bath home located in home sweet Broadmoor with adorable curb appeal. Covered carport parking with ample fully fenced in backyard and inviting front yard with a willow tree. Living space includes a built-in bookshelf and decorative fireplace with designated dining area. Master bedroom contains the ensuite bathroom while the other bathroom is remodeled to include a large, tiled shower containing dual shower heads. Located in sought after AC STEERE school district. One house away from the MARDI GRAS route!

21. 2022-10-05
    historical
22. 2022-09-24
    listed $160,000
23. 2017-03-01
    soldstatus $129,900
24. 2008-05-01
    soldstatus
25. 2002-12-16
    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: $2,297 · $191/mo
• Projected year-2 tax: $2,297 · $191/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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,649
• − Mortgage interest: −$5,602
• − Property taxes: −$2,297
• − Insurance: −$500
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,909
• Taxable income: $1,838
• Est. tax owed @ 24.0%: −$441
• After-tax cash flow: $2,832/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

-23.0% since first listed

16 events — show timeline

• 2026-06-12 Pending — NTREIS
• 2026-05-28 Relisted — NTREIS
• 2026-05-12 Pending — NTREIS
• 2026-05-02 Listed $100,000 NTREIS
• 2025-12-08 Listing Removed — NTREIS
• 2025-08-04 Listed $175,000 NTREIS
• 2023-04-19 Sold (Public Records) $157,000 Public Records
• 2023-04-18 Sold (MLS) — NTREIS
• 2023-04-11 Pending — NTREIS
• 2023-03-21 Contingent — NTREIS
• 2023-02-22 Listed $155,000 NTREIS
• 2022-10-05 Listing Removed — NTREIS
• 2022-09-24 Listed $160,000 NTREIS
• 2017-03-01 Sold (Public Records) $129,900 Public Records
• 2008-05-01 Sold (Public Records) — Public Records
• 2002-12-16 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,297 · +0.4% YoY. Source: county tax records.