1438 Glen Oak Pl · Shreveport, LA 71103

$36,000

2 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 1 Days on market

Built 1941 10,250 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

62-property single-family residential portfolio available. Ideal for investors seeking scale and long-term value. Sold as a package only. Additional details available upon request.

Key facts

• 0.24 acre lot
• Built 1941

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($882 rent vs $36k).
• Cap rate 21.4% 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: 69 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $189 of equity ($249 loan paydown + $-60 appreciation (-0.2% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $36,000

Questions for the listing agent

1. Built in 1941 — 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: 2.45% ✓
• Cap rate: 21.40%
• Cash-on-cash: 53.96%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $124,542
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1343 W Kirby Pl	0.11mi	3/1.0 (+1)	1,045 (-7%)	11mo	$26,000	$25	69
912 Gladstone Blvd	0.71mi	2/1.0	1,175 (+5%)	14mo	$130,000	$111	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.4%
• Equity multiple: 3.73×
• Total profit: $27,545
• Equity at exit: $10,156

10-year hold

• IRR: 57.9%
• Equity multiple: 7.51×
• Total profit: $65,608
• Equity at exit: $11,974

Cash invested: $10,080 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $882 high
• Mortgage (P&I): −$189
• Tax from tax record: −$39 /mo · $474/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $453

Break-even live

Break-even rent $308

Max offer price $36,000

Occupancy floor 44%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	13d	1	0.11mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	0.11mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	43d	1	0.22mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	21d	1	0.52mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	0.60mi
1101 College St Shreveport, LA	1.0	1.0	700	$625	$0.89	43d	1	0.60mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	43d	1	0.62mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	44d	1	0.62mi
1027 Boulevard St Unit B Shreveport, LA	1.0	1.0	750	$700	$0.93	43d	1	0.64mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	0.69mi
810 Rutherford St Unit A Shreveport, LA	1.0	1.0	700	$800	$1.14	13d	1	0.80mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	0.84mi
819 Boulevard St Shreveport, LA	2.0	1.0	900	$800	$0.89	21d	1	0.86mi
926 Elmwood St Unit 928 Shreveport, LA	1.0	1.0	900	$695	$0.77	43d	1	0.88mi
3730 Fairfield Ave Shreveport, LA	1.0	1.0	783	$1,088	$1.39	21d	1	0.88mi
820 College St Apt 2 (Upstairs Front) Shreveport, LA	1.0	1.0	750	$575	$0.77	13d	1	0.91mi
640 Kirby Pl Unit 640 Shreveport, LA	1.0	1.0	850	$600	$0.71	21d	1	0.99mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	21d	1	0.99mi
1844 Line Ave Unit 2 Shreveport, LA	1.0	1.0	750	$850	$1.13	21d	1	1.00mi
1844 Line Ave Unit 2 Shreveport, LA	1.0	1.0	750	$850	$1.13	43d	1	1.00mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	21d	1	1.00mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	43d	1	1.01mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	13d	1	1.04mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	1.07mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	1.07mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.07mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	43d	1	1.08mi
649 Merrick St Shreveport, LA	1.0	1.0	700	$650	$0.93	13d	1	1.09mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	1.11mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	21d	1	1.12mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	1.12mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	21d	1	1.12mi
3307 Creswell Ave Shreveport, LA	1.0	1.0	700	$850	$1.21	43d	1	1.12mi
553 Gladstone Blvd Unit A Shreveport, LA	1.0	1.0	850	$700	$0.82	43d	1	1.14mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	21d	1	1.15mi
557 Merrick St Shreveport, LA	1.0	1.0	950	$725	$0.76	43d	1	1.19mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	1.20mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	1.22mi
533 Merrick St Unit C Shreveport, LA	1.0	1.0	825	$595	$0.72	21d	1	1.24mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	1.33mi

Listing history 3 events

1. 2026-03-14
   status Pending
2. 2026-03-14
   listed $36,000 Active
3. 2001-07-13
   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: $474 · $39/mo
• Projected year-2 tax: $474 · $39/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,580
• − Mortgage interest: −$2,017
• − Property taxes: −$474
• − Insurance: −$180
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$1,047
• Taxable income: $5,170
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $4,198/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
• City population: 164,123
• Population (ZIP): 6,142

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 Black (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -0.17%
• Current HPI: 26.3904
• Rent YoY: —
• Metro: —
• 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

3 events — show timeline

• 2026-03-14 Pending — NTREIS
• 2026-03-14 Listed $36,000 NTREIS
• 2001-07-13 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $474 · +0.4% YoY. Source: county tax records.