9496 Carriage Ln · Shreveport, LA 71118

$162,500

2 bd · 3.0 ba · 1,201 sqft · MultiFamily public records · 137 Days on market

Built 1985 1,263 sqft lot $135/sqft · 39% above area Est $117k · 39% over

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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
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Experience refined, low-maintenance living in this impeccably renovated 2-bedroom, 2.5-bath townhome ideally positioned near premier dining, shopping, and everyday conveniences. Thoughtfully redesigned, the interior features a sophisticated open layout accented by updated flooring, fresh designer paint tones, and carefully selected modern finishes throughout. The living and dining spaces flow seamlessly, creating an inviting setting for both relaxed evenings and effortless entertaining, while the upgraded kitchen serves as the centerpiece of the home. The spacious primary suite offers a private en-suite bathroom, providing a peaceful retreat, while the secondary bedroom is conveniently located near a full hall bath — perfect for guests or a home office setup. A well-placed powder bath on the main level adds additional functionality for visitors. Located just moments from restaurants, boutiques, and lifestyle amenities, this residence delivers the ideal balance of accessibility and comfort. Fully renovated and move-in ready — a turnkey opportunity for buyers seeking style, convenience, and effortless living. Contact me today to tour your new home.

Key facts

• Move-in ready
• Upgraded kitchen
• Open layout

Tags

• RENOVATED TOWNHOME
• OPEN LAYOUT
• UPGRADED KITCHEN
• PRIVATE EN-SUITE BATHROOM
• POWDER BATH
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath multifamily listed at $162k.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: 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); 118 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• At $2,496/mo this rent would consume 60% of the median local household income ($50k/yr) (locally 1046% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 (-3.0% appreciation + 1.7% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $143,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.89%
• DSCR: 2.11
• GRM: 5.4

CMA / ARV

• ARV (median comp): $116,606
• List price: $162,500
• Delta: 39.36%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.74% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.67×
• Total profit: $30,640
• Equity at exit: $24,229

10-year hold

• IRR: 24.6%
• Equity multiple: 3.01×
• Total profit: $91,505
• Equity at exit: $14,050

Cash invested: $45,500 (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: 118
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$852
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $944

Break-even live

Break-even rent $1,301

Max offer price $162,500

Occupancy floor 57%

Sensitivity live

Price	-10% $1,036	-5% $990	+0% $944	+5% $898	+10% $852
Rent	-10% $747	-5% $845	+0% $944	+5% $1,043	+10% $1,141
Rate	-1.0pp $1,026	-0.5pp $985	base $944	+0.5pp $902	+1.0pp $859

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,496
Total (2 units)			$2,496

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9730 Baird Rd Shreveport, LA	1.0–2.0	1.0–2.0	872	$1,212	$1.39	14d	19	0.22mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	22d	1	0.75mi
2838 Smithfield Rd Shreveport, LA	3.0	1.0	960	$1,250	$1.30	45d	1	0.94mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	14d	1	1.01mi
3126 W Bert Kouns Industrial Loop Shreveport, LA	2.0	2.0	957	$820	$0.86	14d	1	1.01mi
9100 Walker Rd Shreveport, LA	1.0–2.0	1.0–2.0	841	$1,164	$1.38	14d	9	1.04mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	14d	1	1.07mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	14d	3	1.08mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	45d	1	1.10mi
2843 Kaylin Dr Shreveport, LA	3.0	1.0	1025	$1,400	$1.37	22d	1	1.18mi
3024 Karla Cir Unit 3024 Shreveport, LA	3.0	1.0	971	$1,175	$1.21	45d	1	1.18mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,052	$1.05	45d	11	1.22mi
9005 Walker Rd Shreveport, LA	2.0	2.0	975	$1,332	$1.37	14d	5	1.31mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	45d	1	1.45mi
3257 W Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1108	$1,638	$1.48	14d	7	1.45mi
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	45d	1	1.46mi
3011 Mackey Ln Shreveport, LA	3.0	1.5	1222	$1,300	$1.06	14d	1	1.48mi

Listing history 30 events

1. 2026-06-21
   days on market $162,500 Active 137 DOM
2. 2026-06-18
   days on market $162,500 Active 134 DOM
3. 2026-06-17
   days on market $162,500 Active 133 DOM
4. 2026-06-16
   days on market $162,500 Active 132 DOM
5. 2026-06-15
   days on market $162,500 Active 131 DOM
6. 2026-06-14
   days on market $162,500 Active 129 DOM
7. 2026-06-13
   days on market $162,500 Active 128 DOM
8. 2026-06-10
   days on market $162,500 Active 126 DOM
9. 2026-06-09
   days on market $162,500 Active 125 DOM
10. 2026-06-08
    days on market $162,500 Active 124 DOM
11. 2026-06-07
    days on market $162,500 Active 123 DOM
12. 2026-06-05
    days on market $162,500 Active 120 DOM
13. 2026-06-03
    days on market $162,500 Active 119 DOM
14. 2026-06-02
    days on market $162,500 Active 118 DOM
15. 2026-06-01
    days on market $162,500 Active 117 DOM
16. 2026-05-31
    days on market $162,500 Active 116 DOM
17. 2026-05-30
    days on market $162,500 Active 115 DOM
18. 2026-04-03
    price $162,500 1188-char remark

    Show marketing remark (1188 chars)

    Experience refined, low-maintenance living in this impeccably renovated 2-bedroom, 2.5-bath townhome ideally positioned near premier dining, shopping, and everyday conveniences. Thoughtfully redesigned, the interior features a sophisticated open layout accented by updated flooring, fresh designer paint tones, and carefully selected modern finishes throughout. The living and dining spaces flow seamlessly, creating an inviting setting for both relaxed evenings and effortless entertaining, while the upgraded kitchen serves as the centerpiece of the home. The spacious primary suite offers a private en-suite bathroom, providing a peaceful retreat, while the secondary bedroom is conveniently located near a full hall bath — perfect for guests or a home office setup. A well-placed powder bath on the main level adds additional functionality for visitors. Located just moments from restaurants, boutiques, and lifestyle amenities, this residence delivers the ideal balance of accessibility and comfort. Fully renovated and move-in ready — a turnkey opportunity for buyers seeking style, convenience, and effortless living. Contact me today to tour your new home.

19. 2026-02-19
    price $170,000 1188-char remark

    Show marketing remark (1188 chars)

    Experience refined, low-maintenance living in this impeccably renovated 2-bedroom, 2.5-bath townhome ideally positioned near premier dining, shopping, and everyday conveniences. Thoughtfully redesigned, the interior features a sophisticated open layout accented by updated flooring, fresh designer paint tones, and carefully selected modern finishes throughout. The living and dining spaces flow seamlessly, creating an inviting setting for both relaxed evenings and effortless entertaining, while the upgraded kitchen serves as the centerpiece of the home. The spacious primary suite offers a private en-suite bathroom, providing a peaceful retreat, while the secondary bedroom is conveniently located near a full hall bath — perfect for guests or a home office setup. A well-placed powder bath on the main level adds additional functionality for visitors. Located just moments from restaurants, boutiques, and lifestyle amenities, this residence delivers the ideal balance of accessibility and comfort. Fully renovated and move-in ready — a turnkey opportunity for buyers seeking style, convenience, and effortless living. Contact me today to tour your new home.

20. 2026-02-04
    listed $180,000 Active 1188-char remark

    Show marketing remark (1188 chars)

    Experience refined, low-maintenance living in this impeccably renovated 2-bedroom, 2.5-bath townhome ideally positioned near premier dining, shopping, and everyday conveniences. Thoughtfully redesigned, the interior features a sophisticated open layout accented by updated flooring, fresh designer paint tones, and carefully selected modern finishes throughout. The living and dining spaces flow seamlessly, creating an inviting setting for both relaxed evenings and effortless entertaining, while the upgraded kitchen serves as the centerpiece of the home. The spacious primary suite offers a private en-suite bathroom, providing a peaceful retreat, while the secondary bedroom is conveniently located near a full hall bath — perfect for guests or a home office setup. A well-placed powder bath on the main level adds additional functionality for visitors. Located just moments from restaurants, boutiques, and lifestyle amenities, this residence delivers the ideal balance of accessibility and comfort. Fully renovated and move-in ready — a turnkey opportunity for buyers seeking style, convenience, and effortless living. Contact me today to tour your new home.

21. 2023-10-23
    soldstatus Closed 376-char remark

    Show marketing remark (376 chars)

    STOP THE CAR!!!! Take a look at this STUNNING fully updated town home! No stone was left unturned! Wood flooring throughout, amazing lighting, neutral colors, granite counter tops, ample cabinet space in the kitchen, plenty of closet space throughout the home, you have to see it in person! Will NOT last long! Contact me today to see your new home! Qualifies for ZERO DOWN!!!

22. 2023-09-18
    historical Active Contingent 376-char remark

    Show marketing remark (376 chars)

    STOP THE CAR!!!! Take a look at this STUNNING fully updated town home! No stone was left unturned! Wood flooring throughout, amazing lighting, neutral colors, granite counter tops, ample cabinet space in the kitchen, plenty of closet space throughout the home, you have to see it in person! Will NOT last long! Contact me today to see your new home! Qualifies for ZERO DOWN!!!

23. 2023-09-16
    listed $165,000 Active 376-char remark

    Show marketing remark (376 chars)

    STOP THE CAR!!!! Take a look at this STUNNING fully updated town home! No stone was left unturned! Wood flooring throughout, amazing lighting, neutral colors, granite counter tops, ample cabinet space in the kitchen, plenty of closet space throughout the home, you have to see it in person! Will NOT last long! Contact me today to see your new home! Qualifies for ZERO DOWN!!!

24. 2020-03-13
    soldstatus $123,900
25. 2019-10-02
    soldstatus $50,000
26. 2008-11-12
    soldstatus
27. 2007-06-08
    soldstatus
28. 2006-07-07
    soldstatus
29. 2005-03-09
    soldstatus
30. 2001-11-19
    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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $29,952
• − Mortgage interest: −$9,103
• − Property taxes: −$1,297
• − Insurance: −$812
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$4,727
• Taxable income: $9,221
• Est. tax owed @ 24.0%: −$2,213
• After-tax cash flow: $9,114/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

+225.0% since first listed

13 events — show timeline

• 2026-04-03 Price Changed $162,500 NTREIS
• 2026-02-19 Price Changed $170,000 NTREIS
• 2026-02-04 Listed $180,000 NTREIS
• 2023-10-23 Sold (MLS) — NTREIS
• 2023-09-18 Contingent — NTREIS
• 2023-09-16 Listed $165,000 NTREIS
• 2020-03-13 Sold (Public Records) $123,900 Public Records
• 2019-10-02 Sold (Public Records) $50,000 Public Records
• 2008-11-12 Sold (Public Records) — Public Records
• 2007-06-08 Sold (Public Records) — Public Records
• 2006-07-07 Sold (Public Records) — Public Records
• 2005-03-09 Sold (Public Records) — Public Records
• 2001-11-19 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,297 · +0.4% YoY. Source: county tax records.