1815 S Brookwood Dr · Shreveport, LA 71118

$142,500

3 bd · 1.0 ba · 1,659 sqft · SingleFamily public records · 87 Days on market

Built 1955 0.44 ac lot $86/sqft · 15% below area Est $167k · 15% under

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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 +19.4/30.0
• ARV discount +14.1/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• 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

Listing remarks MLS

This well maintained home in South Shreveport has 3 bedrooms, 1 bathroom and an office OR Bonus room. Lots of cabinets, large fenced yard and tons of parking space! There are muscadine grape vines in the backyard just waiting for the right weather to take off growing! (not picture ready yet) Two backyard buildings both have sub panel breaker boxes with electricity. Owner says all furniture is available for sale and can be negotiated separate from home purchase. The seller has done a major reduction but at this price, he can pay no closing costs and cannot come down any lower. Please consider still looking and if you need closing costs, we can adjust accordingly. Thank you.

Key facts

• 0.44 acre lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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 $142k (0.2% below list).
• Recommended offer: $134k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $985 of loan paydown is wiped out by about $4k 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 87 days — a 6% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $22k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $133,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1955 — 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: 1.00% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (median comp): $167,024
• List price: $142,500
• Delta: -14.68%
• 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
8920 Shady Ln	0.55mi	3/2.0	1,700 (+2%)	7mo	$52,000	$31	60
9224 Midvale Dr	0.50mi	3/2.0	1,530 (-8%)	2mo	$205,000	$134	58
1658 Juniper Dr	0.64mi	3/2.0	1,650 (-0%)	9mo	$199,900	$121	58
8921 Sweetbriar Ln	0.29mi	3/1.0	1,424 (-14%)	7mo	$82,800	$58	57
874 Belden Dr	0.68mi	3/2.0	1,755 (+6%)	8mo	$185,000	$105	48
2025 S Brookwood Dr	0.59mi	3/2.0	1,575 (-5%)	14mo	$145,000	$92	48
9146 Kingston Rd	0.57mi	3/2.0	1,453 (-12%)	3mo	$76,000	$52	46
9258 Reunion Dr	0.62mi	3/2.0	1,495 (-10%)	5mo	$199,000	$133	46
1003 Bridal Wreath Trl	0.69mi	3/2.0	1,836 (+11%)	3mo	$199,000	$108	44
2033 S Brookwood Dr	0.62mi	3/2.0	1,807 (+9%)	14mo	$209,900	$116	40
826 New London St	0.74mi	3/2.0	1,549 (-7%)	14mo	$195,000	$126	39
1887 Shady Ln	0.54mi	4/2.0 (+1)	1,858 (+12%)	11mo	$145,000	$78	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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-14,746
• Equity at exit: $21,247

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-6,901
• Equity at exit: $12,321

Cash invested: $39,900 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$747
• Tax from tax record: −$158 /mo · $1,901/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $159

Break-even live

Break-even rent $1,222

Max offer price $142,500

Occupancy floor 84%

Sensitivity live

Price	-10% $240	-5% $199	+0% $159	+5% $119	+10% $78
Rent	-10% $46	-5% $103	+0% $159	+5% $215	+10% $271
Rate	-1.0pp $231	-0.5pp $195	base $159	+0.5pp $122	+1.0pp $84

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	44d	1	0.50mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	44d	11	0.71mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	14d	3	1.05mi
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	44d	1	1.07mi
8902 Coyth Ln Shreveport, LA	3.0	2.0	1082	$1,200	$1.11	44d	1	1.18mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	21d	1	1.18mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	14d	1	1.26mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	14d	1	1.41mi
629 Woodmont Pl Shreveport, LA	3.0	1.0	1431	$1,295	$0.90	45d	1	1.43mi

Listing history 29 events

1. 2026-06-18
   days on market $142,500 Active 87 DOM
2. 2026-06-17
   days on market $142,500 Active 86 DOM
3. 2026-06-16
   days on market $142,500 Active 85 DOM
4. 2026-06-15
   days on market $142,500 Active 84 DOM
5. 2026-06-14
   days on market $142,500 Active 82 DOM
6. 2026-06-13
   days on market $142,500 Active 81 DOM
7. 2026-06-10
   days on market $142,500 Active 79 DOM
8. 2026-06-09
   days on market $142,500 Active 78 DOM
9. 2026-06-08
   days on market $142,500 Active 77 DOM
10. 2026-06-07
    days on market $142,500 Active 76 DOM
11. 2026-06-05
    days on market $142,500 Active 73 DOM
12. 2026-06-03
    days on market $142,500 Active 72 DOM
13. 2026-06-02
    days on market $142,500 Active 71 DOM
14. 2026-06-01
    days on market $142,500 Active 70 DOM
15. 2026-05-31
    days on market $142,500 Active 69 DOM
16. 2026-05-30
    days on market $142,500 Active 68 DOM
17. 2026-05-03
    price $142,500 687-char remark

    Show marketing remark (687 chars)

    This well maintained home in South Shreveport has 3 bedrooms, 1 bathroom and an office OR Bonus room. Lots of cabinets, large fenced yard and tons of parking space! There are muscadine grape vines in the backyard just waiting for the right weather to take off growing! (not picture ready yet) Two backyard buildings both have sub panel breaker boxes with electricity. Owner says all furniture is available for sale and can be negotiated separate from home purchase. The seller has done a major reduction but at this price, he can pay no closing costs and cannot come down any lower. Please consider still looking and if you need closing costs, we can adjust accordingly. Thank you.

18. 2026-04-18
    price $150,000 687-char remark

    Show marketing remark (687 chars)

    This well maintained home in South Shreveport has 3 bedrooms, 1 bathroom and an office OR Bonus room. Lots of cabinets, large fenced yard and tons of parking space! There are muscadine grape vines in the backyard just waiting for the right weather to take off growing! (not picture ready yet) Two backyard buildings both have sub panel breaker boxes with electricity. Owner says all furniture is available for sale and can be negotiated separate from home purchase. The seller has done a major reduction but at this price, he can pay no closing costs and cannot come down any lower. Please consider still looking and if you need closing costs, we can adjust accordingly. Thank you.

19. 2026-04-03
    price $159,900 687-char remark

    Show marketing remark (687 chars)

    This well maintained home in South Shreveport has 3 bedrooms, 1 bathroom and an office OR Bonus room. Lots of cabinets, large fenced yard and tons of parking space! There are muscadine grape vines in the backyard just waiting for the right weather to take off growing! (not picture ready yet) Two backyard buildings both have sub panel breaker boxes with electricity. Owner says all furniture is available for sale and can be negotiated separate from home purchase. The seller has done a major reduction but at this price, he can pay no closing costs and cannot come down any lower. Please consider still looking and if you need closing costs, we can adjust accordingly. Thank you.

20. 2026-03-22
    listed $165,000 Active 687-char remark

    Show marketing remark (687 chars)

    This well maintained home in South Shreveport has 3 bedrooms, 1 bathroom and an office OR Bonus room. Lots of cabinets, large fenced yard and tons of parking space! There are muscadine grape vines in the backyard just waiting for the right weather to take off growing! (not picture ready yet) Two backyard buildings both have sub panel breaker boxes with electricity. Owner says all furniture is available for sale and can be negotiated separate from home purchase. The seller has done a major reduction but at this price, he can pay no closing costs and cannot come down any lower. Please consider still looking and if you need closing costs, we can adjust accordingly. Thank you.

21. 2022-04-11
    soldstatus $115,000
22. 2022-04-07
    soldstatus Closed 504-char remark

    Show marketing remark (504 chars)

    Three-bedroom home on almost a half-acre lot! Kitchen offers abundant cabinet and counter space plus a dining area. Large living room. Additional flex room could be a den, office-study or separate dining room. Laundry room with cabinets. Spacious fully fenced back yard with double gates. Large workshop and a shed for storage, both with electric. Covered parking and a large double width driveway. Refrigerator, washer and dryer remain with home. New roof 2016. Conveniently located near area amenities.

23. 2022-03-02
    status Pending 504-char remark

    Show marketing remark (504 chars)

    Three-bedroom home on almost a half-acre lot! Kitchen offers abundant cabinet and counter space plus a dining area. Large living room. Additional flex room could be a den, office-study or separate dining room. Laundry room with cabinets. Spacious fully fenced back yard with double gates. Large workshop and a shed for storage, both with electric. Covered parking and a large double width driveway. Refrigerator, washer and dryer remain with home. New roof 2016. Conveniently located near area amenities.

24. 2022-02-22
    status Pending 504-char remark

    Show marketing remark (504 chars)

    Three-bedroom home on almost a half-acre lot! Kitchen offers abundant cabinet and counter space plus a dining area. Large living room. Additional flex room could be a den, office-study or separate dining room. Laundry room with cabinets. Spacious fully fenced back yard with double gates. Large workshop and a shed for storage, both with electric. Covered parking and a large double width driveway. Refrigerator, washer and dryer remain with home. New roof 2016. Conveniently located near area amenities.

25. 2022-01-28
    listed $118,500 Active 504-char remark

    Show marketing remark (504 chars)

    Three-bedroom home on almost a half-acre lot! Kitchen offers abundant cabinet and counter space plus a dining area. Large living room. Additional flex room could be a den, office-study or separate dining room. Laundry room with cabinets. Spacious fully fenced back yard with double gates. Large workshop and a shed for storage, both with electric. Covered parking and a large double width driveway. Refrigerator, washer and dryer remain with home. New roof 2016. Conveniently located near area amenities.

26. 2022-01-01
    historical
27. 2021-08-27
    price $118,500
28. 2021-06-25
    listed $124,900 Active
29. 2005-05-11
    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: $1,901 · $158/mo
• Projected year-2 tax: $1,901 · $158/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $17,073
• − Mortgage interest: −$7,982
• − Property taxes: −$1,901
• − Insurance: −$712
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,145
• Taxable loss: −$400
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $2,002/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

+14.1% since first listed

13 events — show timeline

• 2026-05-03 Price Changed $142,500 NTREIS
• 2026-04-18 Price Changed $150,000 NTREIS
• 2026-04-03 Price Changed $159,900 NTREIS
• 2026-03-22 Listed $165,000 NTREIS
• 2022-04-11 Sold (Public Records) $115,000 Public Records
• 2022-04-07 Sold (MLS) — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-22 Pending — NTREIS
• 2022-01-28 Listed $118,500 NTREIS
• 2022-01-01 Listing Removed — NTREIS
• 2021-08-27 Price Changed $118,500 NTREIS
• 2021-06-25 Listed $124,900 NTREIS
• 2005-05-11 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,901 · +0.4% YoY. Source: county tax records.