233 W 73rd St · Shreveport, LA 71106

$58,000

4 bd · 1.0 ba · 1,566 sqft · SingleFamily public records · 27 Days on market

Built 1935 7,536 sqft lot Est $52k · 12% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

AN INVESTOR'S DREAM! This home is ready to be finished to your liking and could even be finished as a duplex! If converted to a duplex, each side of the house would have 2 bedrooms, one living room, and one kitchen. Electrical work has recently been completed throughout the house. Don't miss the chance to add this property to your rental portfolio!

Key facts

• 7,536 sq ft lot
• Built 1935
• Listed 27 days

Property features AI

Finance

• Other: Lot is approximately 0.173 acres (less than 0.5 acre); Subdivision: Cedar Grove Add
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: No garage; No covered parking; No carport
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1935; Frame construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Alley access

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Natural gas heating
• Interior features: Open floorplan; Cable TV available; High-speed internet available; Smart home system; One living area; One dining area; Two total rooms (other than bedrooms/bathrooms)
• Laundry & utility: Washer; Dryer; Gas dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.1% 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 fast (+7.5%/yr); 485 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k 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 + 7.5% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($57k) 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $57,130 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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: 1.97% ✓
• Cap rate: 17.14%
• Cash-on-cash: 38.74%
• DSCR: 2.72
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $51,678
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 W 73 St	0.00mi	4/1.0	1,566 (0%)	8mo	$14,900	$10	93
421 W 75th St	0.30mi	5/2.0 (+1)	1,496 (-4%)	19mo	$60,000	$40	54
218 68th	0.37mi	3/1.0 (-1)	1,500 (-4%)	23mo	$25,000	$17	52
502 W 76th St	0.40mi	3/2.0 (-1)	1,694 (+8%)	12mo	$25,000	$15	49
359 W 73rd St	0.18mi	3/1.5 (-1)	1,392 (-11%)	21mo	$67,900	$49	49
717 Damaka Dr	0.67mi	3/1.5 (-1)	1,371 (-12%)	5mo	$45,000	$33	37
7701 Woodfield Dr	0.72mi	3/2.0 (-1)	1,350 (-14%)	21mo	$69,900	$52	17

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 2.81×
• Total profit: $29,419
• Equity at exit: $8,648

10-year hold

• IRR: 48.3%
• Equity multiple: 6.73×
• Total profit: $93,055
• Equity at exit: $5,015

Cash invested: $16,240 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$304
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $524

Break-even live

Break-even rent $479

Max offer price $58,000

Occupancy floor 49%

Sensitivity live

Price	-10% $557	-5% $541	+0% $524	+5% $508	+10% $491
Rent	-10% $434	-5% $479	+0% $524	+5% $569	+10% $615
Rate	-1.0pp $553	-0.5pp $539	base $524	+0.5pp $509	+1.0pp $494

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
638 Bringhurst Dr Shreveport, LA	3.0	1.5	1704	$1,200	$0.70	21d	1	0.66mi
702 Bringhurst Dr Shreveport, LA	3.0	1.5	1206	$1,100	$0.91	44d	1	0.68mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	44d	1	0.78mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	44d	1	0.79mi
530 E 81st St Shreveport, LA	3.0	1.0	1298	$800	$0.62	21d	1	0.85mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	44d	1	0.87mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	44d	1	1.02mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	21d	1	1.02mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	14d	1	1.14mi
629 Woodmont Pl Shreveport, LA	3.0	1.0	1431	$1,295	$0.90	45d	1	1.20mi
8902 Coyth Ln Shreveport, LA	3.0	2.0	1082	$1,200	$1.11	44d	1	1.37mi

Listing history 23 events

1. 2026-06-18
   days on market $58,000 Active 27 DOM
2. 2026-06-17
   days on market $58,000 Active 26 DOM
3. 2026-06-16
   days on market $58,000 Active 25 DOM
4. 2026-06-15
   days on market $58,000 Active 24 DOM
5. 2026-06-14
   days on market $58,000 Active 22 DOM
6. 2026-06-13
   days on market $58,000 Active 21 DOM
7. 2026-06-10
   days on market $58,000 Active 19 DOM
8. 2026-06-09
   days on market $58,000 Active 18 DOM
9. 2026-06-08
   days on market $58,000 Active 17 DOM
10. 2026-06-07
    days on market $58,000 Active 16 DOM
11. 2026-06-05
    days on market $58,000 Active 13 DOM
12. 2026-06-03
    days on market $58,000 Active 12 DOM
13. 2026-06-02
    days on market $58,000 Active 11 DOM
14. 2026-06-01
    days on market $58,000 Active 10 DOM
15. 2026-05-31
    days on market $58,000 Active 9 DOM
16. 2026-05-30
    days on market $58,000 Active 8 DOM
17. 2026-05-22
    listed $58,000 Active
18. 2025-10-17
    soldstatus Closed 350-char remark

    Show marketing remark (350 chars)

    AN INVESTOR'S DREAM! This home is ready to be finished to your liking and could even be finished as a duplex! If converted to a duplex, each side of the house would have 2 bedrooms, one living room, and one kitchen. Electrical work has recently been completed throughout the house. Don't miss the chance to add this property to your rental portfolio!

19. 2025-10-08
    status Pending 350-char remark

    Show marketing remark (350 chars)

    AN INVESTOR'S DREAM! This home is ready to be finished to your liking and could even be finished as a duplex! If converted to a duplex, each side of the house would have 2 bedrooms, one living room, and one kitchen. Electrical work has recently been completed throughout the house. Don't miss the chance to add this property to your rental portfolio!

20. 2025-10-03
    price $14,900 350-char remark

    Show marketing remark (350 chars)

    AN INVESTOR'S DREAM! This home is ready to be finished to your liking and could even be finished as a duplex! If converted to a duplex, each side of the house would have 2 bedrooms, one living room, and one kitchen. Electrical work has recently been completed throughout the house. Don't miss the chance to add this property to your rental portfolio!

21. 2025-08-30
    price $19,900 350-char remark

    Show marketing remark (350 chars)

    AN INVESTOR'S DREAM! This home is ready to be finished to your liking and could even be finished as a duplex! If converted to a duplex, each side of the house would have 2 bedrooms, one living room, and one kitchen. Electrical work has recently been completed throughout the house. Don't miss the chance to add this property to your rental portfolio!

22. 2025-07-29
    listed $24,900 Active 350-char remark

    Show marketing remark (350 chars)

    AN INVESTOR'S DREAM! This home is ready to be finished to your liking and could even be finished as a duplex! If converted to a duplex, each side of the house would have 2 bedrooms, one living room, and one kitchen. Electrical work has recently been completed throughout the house. Don't miss the chance to add this property to your rental portfolio!

23. 1997-10-07
    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: $604 · $50/mo
• Projected year-2 tax: $604 · $50/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 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: $13,716
• − Mortgage interest: −$3,249
• − Property taxes: −$604
• − Insurance: −$290
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$1,687
• Taxable income: $5,691
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $4,926/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): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1333.0

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 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 0%

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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• 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

+132.9% since first listed

7 events — show timeline

• 2026-05-22 Listed $58,000 NTREIS
• 2025-10-17 Sold (MLS) — NTREIS
• 2025-10-08 Pending — NTREIS
• 2025-10-03 Price Changed $14,900 NTREIS
• 2025-08-30 Price Changed $19,900 NTREIS
• 2025-07-29 Listed $24,900 NTREIS
• 1997-10-07 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $604 · +0.4% YoY. Source: county tax records.