644 Kingstowne Pl · Shreveport, LA 71108

$110,000

3 bd · 1.5 ba · 1,059 sqft · SingleFamily public records · 108 Days on market

Built 1971 7,828 sqft lot $104/sqft · 14% below area Est $128k · 14% under

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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 +18.7/30.0
• ARV discount +13.8/15.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this 3 bedroom, 1 and a half bath home! This property might be an excellent selection for an investor! It has a large backyard with a storage shed, and features a utility room inside the house for easy access. The master bedroom has an ensuite half-bath!

Key facts

• Utility room
• Ensuite half-bath
• Large backyard

Tags

• LARGE BACKYARD
• STORAGE SHED
• UTILITY ROOM
• ENSUITE HALF-BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (5.2% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Southern Hills Elementary School (math 11% / reading 12%, grade F, #577 of 646 statewide, top 90%, 677 students, 84% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Woodlawn Leadership Academy (math 2% / reading 12%, grade F, #251 of 265 statewide, top 97%, 761 students, 81% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 139 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 39% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $90k; 22% 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1971 — 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: 0.95% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (median comp): $127,767
• List price: $110,000
• Delta: -13.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 Pickwick Pl	0.24mi	3/1.0	1,031 (-3%)	16mo	$124,900	$121	69
629 David Dr	0.49mi	3/1.5	1,064 (+0%)	13mo	$88,500	$83	66
8719 Lelia Ln	0.53mi	3/1.0	1,050 (-1%)	8mo	$69,900	$67	65
417 Lynbrook Blvd	0.59mi	3/1.0	1,091 (+3%)	9mo	$110,000	$101	58
611 Sugarleaf Trl	0.24mi	3/1.5	1,174 (+11%)	15mo	$135,000	$115	58
634 Meadowdale Pl	0.29mi	3/1.5	1,183 (+12%)	13mo	$132,500	$112	56
621 Meadowdale Pl	0.30mi	3/1.5	1,155 (+9%)	18mo	$133,900	$116	56
637 Woodmont Pl	0.37mi	3/1.0	996 (-6%)	19mo	$64,000	$64	55
8422 Donna Ln	0.68mi	3/1.0	1,014 (-4%)	11mo	$69,900	$69	50
9238 Reunion Dr	0.43mi	3/2.0	1,205 (+14%)	14mo	$183,500	$152	43
443 Janet Ln	0.56mi	2/1.0 (-1)	1,178 (+11%)	12mo	$70,000	$59	38
1831 Shady Ln	0.70mi	2/1.0 (-1)	1,097 (+4%)	20mo	$149,900	$137	38

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

Projected returns pro-forma

-3.0% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-11,575
• Equity at exit: $16,401

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-3,880
• Equity at exit: $9,511

Cash invested: $30,800 (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 71108

• Rents YoY: 2.4%
• Active inventory: 139
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,042 high
• Mortgage (P&I): −$577
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $109

Break-even live

Break-even rent $905

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $171	-5% $140	+0% $109	+5% $77	+10% $46
Rent	-10% $26	-5% $67	+0% $109	+5% $150	+10% $191
Rate	-1.0pp $164	-0.5pp $137	base $109	+0.5pp $80	+1.0pp $51

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8902 Coyth Ln Shreveport, LA	3.0	2.0	1082	$1,200	$1.11	45d	1	0.20mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	15d	1	0.38mi
629 Woodmont Pl Shreveport, LA	3.0	1.0	1431	$1,295	$0.90	46d	1	0.39mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	22d	1	0.51mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	45d	1	0.78mi
323 W 83rd St Shreveport, LA	3.0	1.0	973	$750	$0.77	45d	1	0.88mi
702 Bringhurst Dr Shreveport, LA	3.0	1.5	1206	$1,100	$0.91	45d	1	0.99mi
622 W 75th St Shreveport, LA	2.0	1.0	833	$800	$0.96	22d	1	1.14mi
9045 Kingston Rd Shreveport, LA	1.0–2.0	1.0–1.5	758	$900	$1.19	15d	5	1.14mi
7504 W Canal Blvd Shreveport, LA	3.0	1.0	1388	$1,150	$0.83	45d	1	1.22mi
7224 Union Ave Shreveport, LA	2.0	1.0	735	$625	$0.85	15d	1	1.26mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	45d	1	1.31mi
3306 Valley View Dr Shreveport, LA	3.0	1.0	1300	$1,150	$0.88	22d	1	1.43mi

Listing history 39 events

1. 2026-06-21
   days on market $110,000 Active 108 DOM
2. 2026-06-18
   days on market $110,000 Active 105 DOM
3. 2026-06-17
   days on market $110,000 Active 104 DOM
4. 2026-06-16
   days on market $110,000 Active 103 DOM
5. 2026-06-15
   days on market $110,000 Active 102 DOM
6. 2026-06-14
   days on market $110,000 Active 100 DOM
7. 2026-06-13
   days on market $110,000 Active 99 DOM
8. 2026-06-10
   days on market $110,000 Active 97 DOM
9. 2026-06-09
   days on market $110,000 Active 96 DOM
10. 2026-06-08
    days on market $110,000 Active 95 DOM
11. 2026-06-07
    days on market $110,000 Active 94 DOM
12. 2026-06-05
    days on market $110,000 Active 91 DOM
13. 2026-06-03
    days on market $110,000 Active 90 DOM
14. 2026-06-02
    days on market $110,000 Active 89 DOM
15. 2026-06-01
    days on market $110,000 Active 88 DOM
16. 2026-05-31
    days on market $110,000 Active 87 DOM
17. 2026-05-30
    days on market $110,000 Active 86 DOM
18. 2026-03-02
    listed $110,000 Active 263-char remark

    Show marketing remark (263 chars)

    Come see this 3 bedroom, 1 and a half bath home! This property might be an excellent selection for an investor! It has a large backyard with a storage shed, and features a utility room inside the house for easy access. The master bedroom has an ensuite half-bath!

19. 2024-11-14
    historical $1,185
20. 2024-10-30
    listed $1,185
21. 2023-09-15
    historical $1,175
22. 2023-09-05
    historical $1,175
23. 2023-09-02
    listed $1,175
24. 2023-08-24
    price $1,175
25. 2023-08-06
    historical $1,195
26. 2023-08-06
    price $1,195
27. 2023-08-05
    price $1,195
28. 2023-08-01
    listed $1,225
29. 2023-07-22
    price $1,225
30. 2023-07-12
    price $1,275
31. 2021-07-28
    soldstatus Sold 717-char remark

    Show marketing remark (717 chars)

    Check out this 3 bedroom, 1.5 bath property located in West Shreveport. The living room has wood laminate floors and opens up to the kitchen. The kitchen is spacious with fresh paint on the cabinets and a gas range stove. The bedrooms are all located on the left side of the home and have large closets for storage. The Master bedroom has a half bath connected that has been updated with fresh paint, a new mirror, new lighting and new vanity. The full bath off of the main hall has a tub shower combo with updated tile surround, new vanity and lighting. You can enjoy the outside on your back patio and overlook your large backyard. The sellers have just installed a new HVAC system and the roof is only 3 years old!

32. 2021-07-28
    soldstatus $90,000

    Show marketing remark (717 chars)

    Check out this 3 bedroom, 1.5 bath property located in West Shreveport. The living room has wood laminate floors and opens up to the kitchen. The kitchen is spacious with fresh paint on the cabinets and a gas range stove. The bedrooms are all located on the left side of the home and have large closets for storage. The Master bedroom has a half bath connected that has been updated with fresh paint, a new mirror, new lighting and new vanity. The full bath off of the main hall has a tub shower combo with updated tile surround, new vanity and lighting. You can enjoy the outside on your back patio and overlook your large backyard. The sellers have just installed a new HVAC system and the roof is only 3 years old!

33. 2021-07-23
    status Pending 717-char remark

    Show marketing remark (717 chars)

    Check out this 3 bedroom, 1.5 bath property located in West Shreveport. The living room has wood laminate floors and opens up to the kitchen. The kitchen is spacious with fresh paint on the cabinets and a gas range stove. The bedrooms are all located on the left side of the home and have large closets for storage. The Master bedroom has a half bath connected that has been updated with fresh paint, a new mirror, new lighting and new vanity. The full bath off of the main hall has a tub shower combo with updated tile surround, new vanity and lighting. You can enjoy the outside on your back patio and overlook your large backyard. The sellers have just installed a new HVAC system and the roof is only 3 years old!

34. 2021-07-13
    historical Active Contingent 717-char remark

    Show marketing remark (717 chars)

    Check out this 3 bedroom, 1.5 bath property located in West Shreveport. The living room has wood laminate floors and opens up to the kitchen. The kitchen is spacious with fresh paint on the cabinets and a gas range stove. The bedrooms are all located on the left side of the home and have large closets for storage. The Master bedroom has a half bath connected that has been updated with fresh paint, a new mirror, new lighting and new vanity. The full bath off of the main hall has a tub shower combo with updated tile surround, new vanity and lighting. You can enjoy the outside on your back patio and overlook your large backyard. The sellers have just installed a new HVAC system and the roof is only 3 years old!

35. 2021-07-13
    status Active 717-char remark

    Show marketing remark (717 chars)

    Check out this 3 bedroom, 1.5 bath property located in West Shreveport. The living room has wood laminate floors and opens up to the kitchen. The kitchen is spacious with fresh paint on the cabinets and a gas range stove. The bedrooms are all located on the left side of the home and have large closets for storage. The Master bedroom has a half bath connected that has been updated with fresh paint, a new mirror, new lighting and new vanity. The full bath off of the main hall has a tub shower combo with updated tile surround, new vanity and lighting. You can enjoy the outside on your back patio and overlook your large backyard. The sellers have just installed a new HVAC system and the roof is only 3 years old!

36. 2021-07-02
    status Pending 717-char remark

    Show marketing remark (717 chars)

    Check out this 3 bedroom, 1.5 bath property located in West Shreveport. The living room has wood laminate floors and opens up to the kitchen. The kitchen is spacious with fresh paint on the cabinets and a gas range stove. The bedrooms are all located on the left side of the home and have large closets for storage. The Master bedroom has a half bath connected that has been updated with fresh paint, a new mirror, new lighting and new vanity. The full bath off of the main hall has a tub shower combo with updated tile surround, new vanity and lighting. You can enjoy the outside on your back patio and overlook your large backyard. The sellers have just installed a new HVAC system and the roof is only 3 years old!

37. 2021-06-18
    historical Active Contingent 717-char remark

    Show marketing remark (717 chars)

    Check out this 3 bedroom, 1.5 bath property located in West Shreveport. The living room has wood laminate floors and opens up to the kitchen. The kitchen is spacious with fresh paint on the cabinets and a gas range stove. The bedrooms are all located on the left side of the home and have large closets for storage. The Master bedroom has a half bath connected that has been updated with fresh paint, a new mirror, new lighting and new vanity. The full bath off of the main hall has a tub shower combo with updated tile surround, new vanity and lighting. You can enjoy the outside on your back patio and overlook your large backyard. The sellers have just installed a new HVAC system and the roof is only 3 years old!

38. 2021-06-04
    listed $95,000 Active 717-char remark

    Show marketing remark (717 chars)

    Check out this 3 bedroom, 1.5 bath property located in West Shreveport. The living room has wood laminate floors and opens up to the kitchen. The kitchen is spacious with fresh paint on the cabinets and a gas range stove. The bedrooms are all located on the left side of the home and have large closets for storage. The Master bedroom has a half bath connected that has been updated with fresh paint, a new mirror, new lighting and new vanity. The full bath off of the main hall has a tub shower combo with updated tile surround, new vanity and lighting. You can enjoy the outside on your back patio and overlook your large backyard. The sellers have just installed a new HVAC system and the roof is only 3 years old!

39. 1995-08-20
    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: $1,105 · $92/mo
• Projected year-2 tax: $1,105 · $92/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: $12,508
• − Mortgage interest: −$6,162
• − Property taxes: −$1,105
• − Insurance: −$550
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$3,200
• Taxable loss: −$511
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $1,426/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): 18,072
• Household income: $32,055
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 1526.0

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 (83%)
• Race & ethnicity: Black 83% White 11% Hispanic / Latino 4% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -58.98%
• Current HPI: 58.1377
• Rent YoY: ▲ 2.37%
• 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

+15.8% since first listed

22 events — show timeline

• 2026-03-02 Listed $110,000 NTREIS
• 2024-11-14 Rental Removed $1,185 APPFOLIO
• 2024-10-30 Listed for Rent $1,185 APPFOLIO
• 2023-09-15 Rental Removed $1,175 APPFOLIO
• 2023-09-05 Rental Removed $1,175 RENT.
• 2023-09-02 Listed for Rent $1,175 RENT.
• 2023-08-24 Price Changed $1,175 APPFOLIO
• 2023-08-06 Rental Removed $1,195 RENT.
• 2023-08-06 Price Changed $1,195 APPFOLIO
• 2023-08-05 Price Changed $1,195 RENT.
• 2023-08-01 Listed for Rent $1,225 RENT.
• 2023-07-22 Price Changed $1,225 APPFOLIO
• 2023-07-12 Price Changed $1,275 APPFOLIO
• 2021-07-28 Sold (Public Records) $90,000 Public Records
• 2021-07-28 Sold (MLS) — NTREIS
• 2021-07-23 Pending — NTREIS
• 2021-07-13 Contingent — NTREIS
• 2021-07-13 Relisted — NTREIS
• 2021-07-02 Pending — NTREIS
• 2021-06-18 Contingent — NTREIS
• 2021-06-04 Listed $95,000 NTREIS
• 1995-08-20 Sold (Public Records) — Public Records

Property tax history

+14.6%/yr

Latest (2025): $1,105 · +0.4% YoY. Source: county tax records.