1734 Ashton St · Shreveport, LA 71103

$22,750

2 bd · 1.0 ba · 644 sqft · SingleFamily public records · 837 Days on market

Built 1960 5,009 sqft lot $35/sqft · 38% below area Est $37k · 38% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

All info to be verified by buyer

Key facts

• 5,009 sq ft lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($751 rent vs $23k).
• Recommended offer: $20k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.8% 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: J. S. Clark Elementary School (math 8% / reading 15%, grade F, #577 of 646 statewide, top 90%, 447 students, 91% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Booker T. Washington New Technology High School (math 3% / reading 8%, grade F, #259 of 265 statewide, top 98%, 786 students, 83% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 70 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $120 of equity ($158 loan paydown + $-38 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 $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 837 days — a 12% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $6k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $23k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $20,020 (12.0% below list)

Questions for the listing agent

1. It's been on market 837 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 1960 — 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: 3.30% ✓
• Cap rate: 29.76%
• Cash-on-cash: 83.82%
• DSCR: 4.73
• GRM: 2.5

CMA / ARV

• ARV (median comp): $36,869
• List price: $22,750
• Delta: -38.30%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 86.0%
• Equity multiple: 5.32×
• Total profit: $27,502
• Equity at exit: $6,418

10-year hold

• IRR: 87.5%
• Equity multiple: 10.93×
• Total profit: $63,249
• Equity at exit: $7,567

Cash invested: $6,370 (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: 70
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $751 high
• Mortgage (P&I): −$119
• Tax from tax record: −$20 /mo · $234/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $445

Break-even live

Break-even rent $188

Max offer price $22,750

Occupancy floor 36%

Sensitivity live

Price	-10% $458	-5% $451	+0% $445	+5% $438	+10% $432
Rent	-10% $386	-5% $415	+0% $445	+5% $475	+10% $504
Rate	-1.0pp $456	-0.5pp $451	base $445	+0.5pp $439	+1.0pp $433

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: $5,688
• Closing costs: $682
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
726 Cotton St Shreveport, LA	2.0	1.0–2.0	626	$1,472	$2.35	45d	2	1.04mi
1101 College St Shreveport, LA	1.0	1.0	700	$625	$0.89	45d	1	1.07mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	15d	2	1.08mi
1019 Sheridan Ave Unit C Shreveport, LA	1.0	1.0	650	$650	$1.00	45d	1	1.09mi
1027 Boulevard St Unit B Shreveport, LA	1.0	1.0	750	$700	$0.93	45d	1	1.19mi
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	45d	1	1.24mi
1844 Line Ave Unit 2 Shreveport, LA	1.0	1.0	750	$850	$1.13	22d	1	1.27mi
1844 Line Ave Unit 2 Shreveport, LA	1.0	1.0	750	$850	$1.13	45d	1	1.27mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	22d	7	1.32mi
820 College St Apt 2 (Upstairs Front) Shreveport, LA	1.0	1.0	750	$575	$0.77	15d	1	1.34mi
649 Merrick St Shreveport, LA	1.0	1.0	700	$650	$0.93	15d	1	1.50mi

Listing history 26 events

1. 2026-06-21
   days on market $22,750 Active 837 DOM
2. 2026-06-18
   days on market $22,750 Active 834 DOM
3. 2026-06-17
   days on market $22,750 Active 833 DOM
4. 2026-06-16
   days on market $22,750 Active 832 DOM
5. 2026-06-15
   days on market $22,750 Active 831 DOM
6. 2026-06-14
   days on market $22,750 Active 829 DOM
7. 2026-06-13
   days on market $22,750 Active 828 DOM
8. 2026-06-10
   days on market $22,750 Active 826 DOM
9. 2026-06-09
   days on market $22,750 Active 825 DOM
10. 2026-06-08
    days on market $22,750 Active 824 DOM
11. 2026-06-07
    days on market $22,750 Active 823 DOM
12. 2026-06-05
    days on market $22,750 Active 820 DOM
13. 2026-06-03
    days on market $22,750 Active 819 DOM
14. 2026-06-02
    days on market $22,750 Active 818 DOM
15. 2026-06-01
    days on market $22,750 Active 817 DOM
16. 2026-05-31
    days on market $22,750 Active 816 DOM
17. 2026-05-30
    days on market $22,750 Active 815 DOM
18. 2024-06-13
    price $22,750 32-char remark

    Show marketing remark (32 chars)

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19. 2024-04-24
    price $24,000 32-char remark

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20. 2024-03-06
    listed $29,000 Active 32-char remark

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    All info to be verified by buyer

21. 2024-03-06
    historical

    Show marketing remark (32 chars)

    All info to be verified by buyer

22. 2024-03-06
    listed $29,000 Active

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23. 2024-03-04
    historical
24. 2023-11-14
    price $29,000
25. 2023-07-23
    listed $34,960 Active
26. 2012-10-04
    soldstatus $12,000

ⓘ 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: $234 · $20/mo
• Projected year-2 tax: $234 · $20/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 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: $9,011
• − Mortgage interest: −$1,274
• − Property taxes: −$234
• − Insurance: −$114
• − Repairs & maintenance: −$721
• − Management: −$721
• − Depreciation: −$662
• Taxable income: $5,285
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $4,071/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

+89.6% since first listed

9 events — show timeline

• 2024-06-13 Price Changed $22,750 NTREIS
• 2024-04-24 Price Changed $24,000 NTREIS
• 2024-03-06 Listed $29,000 NTREIS
• 2024-03-06 Listing Removed — NTREIS
• 2024-03-06 Listed $29,000 NTREIS
• 2024-03-04 Listing Removed — NTREIS
• 2023-11-14 Price Changed $29,000 NTREIS
• 2023-07-23 Listed $34,960 NTREIS
• 2012-10-04 Sold (Public Records) $12,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $234 · +0.4% YoY. Source: county tax records.