2524 Merwin St · Shreveport, LA 71103

$42,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 239 Days on market

Built 1960 6,752 sqft lot $43/sqft · 16% above area Est $36k · 16% over

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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
• 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
• ARV discount +0.5/15.0

Listing remarks MLS

Currently tenant occupied. PLEASE DO NOT DISTURB THE TENANT without showing request. Investment Package Available with other homes! Please contact for additional details. See Private Notes.

Key facts

• 6,752 sq ft lot
• Built 1960
• Listed 239 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($731 rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: Caddo Heights Math/Science Elementary School (math 12% / reading 12%, grade F, #568 of 646 statewide, top 89%, 383 students, 86% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL).
• Zoned-school proficiency averages 49% at this address vs 26% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 70 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $220 of equity ($290 loan paydown + $-70 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: major wind risk, 64% 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 $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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: 1.74% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.69%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $36,335
• List price: $42,000
• Delta: 15.59%
• 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
2560 Emery St	0.08mi	2/1.0	977 (-1%)	12mo	$45,000	$46	85
3726 Portland Ave	0.09mi	2/1.0	1,105 (+12%)	2mo	$50,500	$46	74
2446 Drexel St	0.57mi	2/1.0	979 (-0%)	4mo	$15,000	$15	69
2632 Desoto St	0.34mi	2/1.0	1,069 (+9%)	10mo	$32,500	$30	62
2511 Drexel St	0.59mi	2/1.0	1,005 (+2%)	9mo	$45,000	$45	61
2908 Hardy St	0.66mi	2/1.0	990 (+1%)	12mo	$42,998	$43	58
2540 Woodford St	0.62mi	2/1.0	971 (-1%)	17mo	$44,000	$45	55
3934 Fairfax Ave	0.70mi	3/1.0 (+1)	1,036 (+5%)	2mo	$84,000	$81	52
2449 Midway St	0.48mi	2/2.0	1,103 (+12%)	4mo	$35,000	$32	50
2810 Milton St	0.69mi	2/1.0	869 (-12%)	3mo	$24,900	$29	46
2647 Drexel St	0.62mi	3/2.0 (+1)	1,079 (+10%)	2mo	$67,500	$63	44
1747 Fulton St	0.71mi	3/2.0 (+1)	1,072 (+9%)	10mo	$63,000	$59	35

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: 29.9%
• Equity multiple: 2.44×
• Total profit: $16,984
• Equity at exit: $11,849

10-year hold

• IRR: 33.7%
• Equity multiple: 4.73×
• Total profit: $43,831
• Equity at exit: $13,970

Cash invested: $11,760 (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: 4.8×

Monthly cashflow live

• Estimated rent: $731 high
• Mortgage (P&I): −$220
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$154
• Net cashflow: $291

Break-even live

Break-even rent $363

Max offer price $42,000

Occupancy floor 55%

Sensitivity live

Price	-10% $315	-5% $303	+0% $291	+5% $279	+10% $267
Rent	-10% $233	-5% $262	+0% $291	+5% $320	+10% $349
Rate	-1.0pp $312	-0.5pp $302	base $291	+0.5pp $280	+1.0pp $269

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	22d	1	0.04mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	22d	1	0.22mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	15d	1	0.30mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	22d	1	0.42mi
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	45d	1	0.81mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	15d	1	0.83mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	45d	1	0.90mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	22d	1	0.90mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	22d	1	1.09mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	22d	1	1.11mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	15d	1	1.14mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	22d	1	1.14mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	46d	1	1.16mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	45d	1	1.17mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	45d	1	1.20mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	15d	1	1.23mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	45d	1	1.25mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	45d	1	1.28mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	45d	1	1.28mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	15d	1	1.29mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	45d	1	1.29mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	22d	1	1.31mi
3553 W College St Shreveport, LA	1.0	1.0	600	$600	$1.00	22d	1	1.36mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	15d	1	1.38mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	45d	1	1.44mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	22d	1	1.50mi

Listing history 25 events

1. 2026-06-21
   days on market $42,000 Active 239 DOM
2. 2026-06-18
   days on market $42,000 Active 236 DOM
3. 2026-06-17
   days on market $42,000 Active 235 DOM
4. 2026-06-16
   days on market $42,000 Active 234 DOM
5. 2026-06-15
   days on market $42,000 Active 233 DOM
6. 2026-06-14
   days on market $42,000 Active 231 DOM
7. 2026-06-13
   days on market $42,000 Active 230 DOM
8. 2026-06-10
   days on market $42,000 Active 228 DOM
9. 2026-06-09
   days on market $42,000 Active 227 DOM
10. 2026-06-08
    days on market $42,000 Active 226 DOM
11. 2026-06-07
    days on market $42,000 Active 225 DOM
12. 2026-06-05
    days on market $42,000 Active 222 DOM
13. 2026-06-03
    days on market $42,000 Active 221 DOM
14. 2026-06-02
    days on market $42,000 Active 220 DOM
15. 2026-06-01
    days on market $42,000 Active 219 DOM
16. 2026-05-31
    days on market $42,000 Active 218 DOM
17. 2026-05-30
    days on market $42,000 Active 217 DOM
18. 2026-03-16
    status Active 190-char remark

    Show marketing remark (190 chars)

    Currently tenant occupied. PLEASE DO NOT DISTURB THE TENANT without showing request. Investment Package Available with other homes! Please contact for additional details. See Private Notes.

19. 2026-02-16
    historical Active Contingent 190-char remark

    Show marketing remark (190 chars)

    Currently tenant occupied. PLEASE DO NOT DISTURB THE TENANT without showing request. Investment Package Available with other homes! Please contact for additional details. See Private Notes.

20. 2025-10-25
    listed $42,000 Active 190-char remark

    Show marketing remark (190 chars)

    Currently tenant occupied. PLEASE DO NOT DISTURB THE TENANT without showing request. Investment Package Available with other homes! Please contact for additional details. See Private Notes.

21. 2025-07-21
    historical $775
22. 2025-04-25
    listed $775
23. 2012-02-17
    soldstatus $729,826
24. 2010-03-01
    soldstatus $13,350
25. 1995-03-27
    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: $590 · $49/mo
• Projected year-2 tax: $590 · $49/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 64% 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: $8,777
• − Mortgage interest: −$2,353
• − Property taxes: −$590
• − Insurance: −$210
• − Repairs & maintenance: −$702
• − Management: −$702
• − Depreciation: −$1,222
• Taxable income: $2,999
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $2,771/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

+214.6% since first listed

8 events — show timeline

• 2026-03-16 Relisted — NTREIS
• 2026-02-16 Contingent — NTREIS
• 2025-10-25 Listed $42,000 NTREIS
• 2025-07-21 Rental Removed $775 NTREIS
• 2025-04-25 Listed for Rent $775 NTREIS
• 2012-02-17 Sold (Public Records) $729,826 Public Records
• 2010-03-01 Sold (Public Records) $13,350 Public Records
• 1995-03-27 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

Latest (2025): $590 · +0.4% YoY. Source: county tax records.