2233 Queens Hwy · Shreveport, LA 71103

$40,000

2 bd · 1.0 ba · 1,031 sqft · SingleFamily public records · 102 Days on market

Built 1978 6,229 sqft lot $39/sqft · at area comps Est $41k · at est.

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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
• ARV discount +9.0/15.0
• 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

Charming 2-bedroom, 1-bath home currently tenant-occupied, making it a great investment opportunity. Conveniently located just minutes from popular restaurants, shopping, and local hospitals. This property offer comfort, convenience, and steady rental potential in a desirable area. Don't miss the chance to add this well-located property to your portfolio.

Key facts

• 6,229 sq ft lot
• Built 1978
• Listed 102 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($938 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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: 69 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $211 of equity ($277 loan paydown + $-66 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $29k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 2.35% ✓
• Cap rate: 21.08%
• Cash-on-cash: 52.81%
• DSCR: 3.35
• GRM: 3.6

CMA / ARV

• ARV (median comp): $41,362
• List price: $40,000
• Delta: -3.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3726 Portland Ave	0.11mi	2/1.0	1,105 (+7%)	2mo	$50,500	$46	81
2560 Emery St	0.27mi	2/1.0	977 (-5%)	12mo	$45,000	$46	68
2632 Desoto St	0.53mi	2/1.0	1,069 (+4%)	10mo	$32,500	$30	61
2446 Drexel St	0.72mi	2/1.0	979 (-5%)	4mo	$15,000	$15	55
2908 Hardy St	0.63mi	2/1.0	990 (-4%)	12mo	$42,998	$43	54
2449 Midway St	0.63mi	2/2.0	1,103 (+7%)	4mo	$35,000	$32	51
2326 Leslie St	0.52mi	3/1.0 (+1)	1,083 (+5%)	18mo	$45,500	$42	47
2224 Stonewall St	0.67mi	2/1.0	1,084 (+5%)	16mo	$49,900	$46	47
2323 Stonewall St	0.63mi	3/1.0 (+1)	1,060 (+3%)	20mo	$20,000	$19	44
1747 Fulton St	0.74mi	3/2.0 (+1)	1,072 (+4%)	10mo	$63,000	$59	42
4202 Orla Ave	0.72mi	3/1.5 (+1)	1,080 (+5%)	18mo	$15,900	$15	36

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: 54.2%
• Equity multiple: 3.67×
• Total profit: $29,907
• Equity at exit: $11,285

10-year hold

• IRR: 56.7%
• Equity multiple: 7.37×
• Total profit: $71,350
• Equity at exit: $13,304

Cash invested: $11,200 (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: 69
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $938 high
• Mortgage (P&I): −$210
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $493

Break-even live

Break-even rent $314

Max offer price $40,000

Occupancy floor 42%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	0.10mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.20mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	0.21mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	0.48mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	0.59mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	0.77mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.90mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	0.95mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	0.99mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	13d	1	0.99mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	1.06mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	1.07mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	1.07mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	1.10mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	1.10mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	43d	1	1.12mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	43d	1	1.16mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	1.22mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	1.23mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	1.25mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	1.25mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	1.27mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	1.27mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	1.29mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	1.31mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	1.35mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	21d	1	1.37mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	1.40mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	21d	1	1.43mi
1101 College St Shreveport, LA	1.0	1.0	700	$625	$0.89	43d	1	1.46mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	1.46mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.46mi
3730 Fairfield Ave Shreveport, LA	1.0	1.0	783	$1,088	$1.39	21d	1	1.47mi
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	21d	1	1.47mi

Listing history 40 events

1. 2026-06-18
   days on market $40,000 Active 102 DOM
2. 2026-06-17
   days on market $40,000 Active 101 DOM
3. 2026-06-16
   days on market $40,000 Active 100 DOM
4. 2026-06-15
   days on market $40,000 Active 99 DOM
5. 2026-06-14
   days on market $40,000 Active 97 DOM
6. 2026-06-13
   days on market $40,000 Active 96 DOM
7. 2026-06-10
   days on market $40,000 Active 94 DOM
8. 2026-06-09
   days on market $40,000 Active 93 DOM
9. 2026-06-08
   days on market $40,000 Active 92 DOM
10. 2026-06-07
    days on market $40,000 Active 91 DOM
11. 2026-06-05
    days on market $40,000 Active 88 DOM
12. 2026-06-03
    days on market $40,000 Active 87 DOM
13. 2026-06-02
    days on market $40,000 Active 86 DOM
14. 2026-06-01
    days on market $40,000 Active 85 DOM
15. 2026-05-31
    days on market $40,000 Active 84 DOM
16. 2026-05-30
    days on market $40,000 Active 83 DOM
17. 2026-03-17
    price $40,000 360-char remark

    Show marketing remark (360 chars)

    Charming 2-bedroom, 1-bath home currently tenant-occupied, making it a great investment opportunity. Conveniently located just minutes from popular restaurants, shopping, and local hospitals. This property offer comfort, convenience, and steady rental potential in a desirable area. Don't miss the chance to add this well-located property to your portfolio.

18. 2026-03-13
    historical $750
19. 2026-03-08
    listed $35,000 Active 360-char remark

    Show marketing remark (360 chars)

    Charming 2-bedroom, 1-bath home currently tenant-occupied, making it a great investment opportunity. Conveniently located just minutes from popular restaurants, shopping, and local hospitals. This property offer comfort, convenience, and steady rental potential in a desirable area. Don't miss the chance to add this well-located property to your portfolio.

20. 2026-03-03
    listed $750
21. 2025-11-26
    soldstatus Closed 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bed 1 bath tenant occupied property for investors ready to add to your portfolio. Close to restaurants, shopping and hospitals. Contact us today for your showing!

22. 2025-11-26
    soldstatus $29,400

    Show marketing remark (171 chars)

    Cute 2 bed 1 bath tenant occupied property for investors ready to add to your portfolio. Close to restaurants, shopping and hospitals. Contact us today for your showing!

23. 2025-11-11
    status Pending 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bed 1 bath tenant occupied property for investors ready to add to your portfolio. Close to restaurants, shopping and hospitals. Contact us today for your showing!

24. 2025-10-25
    status Active 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bed 1 bath tenant occupied property for investors ready to add to your portfolio. Close to restaurants, shopping and hospitals. Contact us today for your showing!

25. 2025-10-23
    price $26,900 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bed 1 bath tenant occupied property for investors ready to add to your portfolio. Close to restaurants, shopping and hospitals. Contact us today for your showing!

26. 2025-09-09
    historical $650
27. 2025-09-04
    listed $650
28. 2025-09-03
    status Active 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bed 1 bath tenant occupied property for investors ready to add to your portfolio. Close to restaurants, shopping and hospitals. Contact us today for your showing!

29. 2025-07-21
    status Active 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bed 1 bath tenant occupied property for investors ready to add to your portfolio. Close to restaurants, shopping and hospitals. Contact us today for your showing!

30. 2025-01-24
    price $34,900 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bed 1 bath tenant occupied property for investors ready to add to your portfolio. Close to restaurants, shopping and hospitals. Contact us today for your showing!

31. 2024-10-28
    price $39,900 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bed 1 bath tenant occupied property for investors ready to add to your portfolio. Close to restaurants, shopping and hospitals. Contact us today for your showing!

32. 2024-10-14
    listed $44,900 Active 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bed 1 bath tenant occupied property for investors ready to add to your portfolio. Close to restaurants, shopping and hospitals. Contact us today for your showing!

33. 2024-05-31
    historical $650
34. 2024-05-01
    price $650
35. 2024-02-22
    price $695
36. 2024-02-20
    price $700
37. 2023-11-17
    price $750
38. 2023-10-31
    listed $800
39. 2012-12-28
    soldstatus $1,044,750
40. 2001-01-19
    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: $264 · $22/mo
• Projected year-2 tax: $264 · $22/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 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: $11,260
• − Mortgage interest: −$2,241
• − Property taxes: −$264
• − Insurance: −$200
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$1,164
• Taxable income: $5,590
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $4,573/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

-96.2% since first listed

24 events — show timeline

• 2026-03-17 Price Changed $40,000 NTREIS
• 2026-03-13 Rental Removed $750 Avail
• 2026-03-08 Listed $35,000 NTREIS
• 2026-03-03 Listed for Rent $750 Avail
• 2025-11-26 Sold (Public Records) $29,400 Public Records
• 2025-11-26 Sold (MLS) — NTREIS
• 2025-11-11 Pending — NTREIS
• 2025-10-25 Relisted — NTREIS
• 2025-10-23 Price Changed $26,900 NTREIS
• 2025-09-09 Rental Removed $650 NTREIS
• 2025-09-04 Listed for Rent $650 NTREIS
• 2025-09-03 Relisted — NTREIS
• 2025-07-21 Relisted — NTREIS
• 2025-01-24 Price Changed $34,900 NTREIS
• 2024-10-28 Price Changed $39,900 NTREIS
• 2024-10-14 Listed $44,900 NTREIS
• 2024-05-31 Rental Removed $650 NTREIS
• 2024-05-01 Price Changed $650 NTREIS
• 2024-02-22 Price Changed $695 NTREIS
• 2024-02-20 Price Changed $700 NTREIS
• 2023-11-17 Price Changed $750 NTREIS
• 2023-10-31 Listed for Rent $800 NTREIS
• 2012-12-28 Sold (Public Records) $1,044,750 Public Records
• 2001-01-19 Sold (Public Records) — Public Records

Property tax history

-5.1%/yr

Latest (2025): $264 · +0.4% YoY. Source: county tax records.