3917 Adrian St · Shreveport, LA 71109

$55,000

3 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 77 Days on market

Built 1973 6,490 sqft lot $52/sqft · 27% above area Est $43k · 27% over ↓ 25% since listing

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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
• Appreciation +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great income producing property! Perfect home to add to your portfolio that is rent ready. Plenty of space with a good sized backyard. Freshly painted, new tile in the kitchen, and updated LVP flooring throughout. Schedule your showing today!

Key facts

• Rent ready
• Updated lvp flooring
• Good sized backyard

Tags

• INCOME PRODUCING PROPERTY
• RENT READY
• GOOD SIZED BACKYARD
• NEW TILE IN THE KITCHEN
• UPDATED LVP FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: 123 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $380 of loan paydown is wiped out by about $649 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 (-1.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• 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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1973 — 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: 1.69% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.25%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (median comp): $43,152
• List price: $55,000
• Delta: 27.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3938 Pixley Dr	0.06mi	3/1.0	1,047 (-1%)	14mo	$70,000	$67	85
3929 Pixley	0.07mi	3/1.0	1,100 (+4%)	19mo	$64,500	$59	73
6809 Broadway Ave	0.38mi	3/1.0	987 (-6%)	2mo	$75,000	$76	70
6252 Rufus	0.17mi	3/1.0	1,157 (+10%)	10mo	$12,000	$10	68
3920 Murvon St	0.62mi	3/1.0	1,047 (-1%)	10mo	$80,000	$76	62
4135 Forest Oak Dr	0.38mi	4/1.5 (+1)	1,162 (+10%)	5mo	$55,000	$47	54
3250 Wagner St	0.74mi	2/1.0 (-1)	1,044 (-1%)	8mo	$29,500	$28	52
6917 Lavender St	0.46mi	3/1.0	1,200 (+14%)	7mo	$69,900	$58	49
3517 Pleasant Dr	0.75mi	2/1.0 (-1)	1,157 (+10%)	1mo	$53,000	$46	43
3027 Manson St	0.72mi	3/1.0	987 (-6%)	19mo	$19,900	$20	40
5625 Mcalpine St	0.50mi	3/1.0	1,201 (+14%)	21mo	$24,950	$21	36
6525 Quilen Blvd	0.60mi	3/1.0	912 (-13%)	19mo	$39,900	$44	34

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.31×
• Total profit: $20,132
• Equity at exit: $12,800

10-year hold

• IRR: 33.6%
• Equity multiple: 4.47×
• Total profit: $53,365
• Equity at exit: $13,039

Cash invested: $15,400 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 123
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $929 high
• Mortgage (P&I): −$288
• Tax from tax record: −$34 /mo · $410/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $388

Break-even live

Break-even rent $437

Max offer price $55,000

Occupancy floor 53%

Sensitivity live

Price	-10% $419	-5% $404	+0% $388	+5% $373	+10% $357
Rent	-10% $315	-5% $352	+0% $388	+5% $425	+10% $462
Rate	-1.0pp $416	-0.5pp $402	base $388	+0.5pp $374	+1.0pp $360

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	44d	1	0.64mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	0.78mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	21d	1	0.83mi
3437 Red Bud Ln Shreveport, LA	3.0	1.5	1393	$1,200	$0.86	21d	1	0.97mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	44d	1	1.11mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	1.12mi
3306 Valley View Dr Shreveport, LA	3.0	1.0	1300	$1,150	$0.88	21d	1	1.16mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	44d	1	1.18mi
4922 Daniel Pl Shreveport, LA	3.0	1.0	1198	$900	$0.75	44d	1	1.26mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	1.29mi
7504 W Canal Blvd Shreveport, LA	3.0	1.0	1388	$1,150	$0.83	44d	1	1.37mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.47mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	44d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $55,000 Active 77 DOM
2. 2026-06-17
   days on market $55,000 Active 76 DOM
3. 2026-06-16
   days on market $55,000 Active 75 DOM
4. 2026-06-15
   days on market $55,000 Active 74 DOM
5. 2026-06-14
   days on market $55,000 Active 72 DOM
6. 2026-06-13
   days on market $55,000 Active 71 DOM
7. 2026-06-10
   days on market $55,000 Active 69 DOM
8. 2026-06-09
   days on market $55,000 Active 68 DOM
9. 2026-06-08
   days on market $55,000 Active 67 DOM
10. 2026-06-07
    days on market $55,000 Active 66 DOM
11. 2026-06-05
    days on market $55,000 Active 63 DOM
12. 2026-06-03
    days on market $55,000 Active 62 DOM
13. 2026-06-02
    days on market $55,000 Active 61 DOM
14. 2026-06-01
    days on market $55,000 Active 60 DOM
15. 2026-05-31
    days on market $55,000 Active 59 DOM
16. 2026-05-30
    days on market $55,000 Active 58 DOM
17. 2026-04-02
    listed $55,000 Active 242-char remark

    Show marketing remark (242 chars)

    Great income producing property! Perfect home to add to your portfolio that is rent ready. Plenty of space with a good sized backyard. Freshly painted, new tile in the kitchen, and updated LVP flooring throughout. Schedule your showing today!

18. 2023-06-18
    status Pending
19. 2023-06-16
    historical
20. 2023-03-21
    price $64,900
21. 2023-01-14
    listed $69,900 Active
22. 2021-07-20
    historical
23. 2021-06-01
    listed $72,900 Active
24. 1996-08-12
    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: $410 · $34/mo
• Projected year-2 tax: $410 · $34/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: $11,146
• − Mortgage interest: −$3,081
• − Property taxes: −$410
• − Insurance: −$275
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$1,600
• Taxable income: $3,997
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $3,700/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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 Black (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 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: ▼ -1.18%
• Current HPI: 54.4158
• Rent YoY: —
• 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

-24.6% since first listed

8 events — show timeline

• 2026-04-02 Listed $55,000 NTREIS
• 2023-06-18 Pending — NTREIS
• 2023-06-16 Listing Removed — NTREIS
• 2023-03-21 Price Changed $64,900 NTREIS
• 2023-01-14 Listed $69,900 NTREIS
• 2021-07-20 Listing Removed — NTREIS
• 2021-06-01 Listed $72,900 NTREIS
• 1996-08-12 Sold (Public Records) — Public Records

Property tax history

-2.1%/yr

Latest (2025): $410 · +0.4% YoY. Source: county tax records.