2928 Amherst St · Shreveport, LA 71108

$69,000

3 bd · 1.0 ba · 1,021 sqft · SingleFamily public records · 1049 Days on market

Built 1954 7,754 sqft lot $68/sqft · 8% above area Est $64k · 8% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +4.1/15.0
• 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

NEWLY PAINTED INSIDE AND OUT, NEW CENTRAL AIR AND HEAT, INSIDE UTILITY ROOM, A REALLY CLEAN HOUSE FOR THE MONEY, EASY TO SHOW. WILL QUAILFY FOR THE HAPPI PROGRAM. ALSO A GREAT PRICE FOR A INVESTOR, MOVE IN READY.

Key facts

• 7,754 sq ft lot
• Built 1954
• Listed 1049 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: Rents rising (+2.4%/yr); 138 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% 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 $477 of loan paydown is wiped out by about $2k 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 + 2.4% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1049 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 1049 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 1954 — 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: 1.35% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.02%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

• ARV (median comp): $64,093
• List price: $69,000
• Delta: 7.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6507 Canal Blvd	0.22mi	2/1.0 (-1)	1,027 (+1%)	18mo	$25,250	$25	69
2729 Marquette St	0.37mi	2/1.0 (-1)	1,000 (-2%)	9mo	$58,000	$58	67
6610 W Canal Blvd	0.08mi	3/1.0	1,121 (+10%)	18mo	$22,000	$20	65
2910 Meadow Ave	0.40mi	3/1.0	931 (-9%)	3mo	$45,000	$48	64
2742 Lakehurst Ave	0.56mi	3/1.0	1,034 (+1%)	16mo	$79,900	$77	58
2905 Grassmere St	0.23mi	3/1.0	912 (-11%)	17mo	$48,900	$54	58
3250 Wagner St	0.57mi	2/1.0 (-1)	1,044 (+2%)	8mo	$29,500	$28	58
3012 Ivy Ln	0.67mi	3/1.0	983 (-4%)	6mo	$125,000	$127	57
6312 Canal Blvd	0.29mi	2/1.0 (-1)	1,126 (+10%)	10mo	$92,500	$82	56
7141 Janey St	0.71mi	3/1.0	1,050 (+3%)	11mo	$70,000	$67	53
2730 Sunnybrook St	0.35mi	2/1.0 (-1)	939 (-8%)	18mo	$52,500	$56	50
2617 Waggoner Ave	0.72mi	3/1.0	1,121 (+10%)	18mo	$42,500	$38	35

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $6,702
• Equity at exit: $10,288

10-year hold

• IRR: 17.6%
• Equity multiple: 2.41×
• Total profit: $27,228
• Equity at exit: $5,966

Cash invested: $19,320 (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: 138
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $932 high
• Mortgage (P&I): −$362
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $290

Break-even live

Break-even rent $565

Max offer price $69,000

Occupancy floor 64%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	43d	1	0.23mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	20d	1	0.27mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	20d	1	0.28mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	0.35mi
3437 Red Bud Ln Shreveport, LA	3.0	1.5	1393	$1,200	$0.86	20d	1	0.75mi
3306 Valley View Dr Shreveport, LA	3.0	1.0	1300	$1,150	$0.88	20d	1	0.78mi
7504 W Canal Blvd Shreveport, LA	3.0	1.0	1388	$1,150	$0.83	43d	1	0.80mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	20d	1	0.98mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	43d	1	0.99mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	20d	1	1.00mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	43d	1	1.00mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	43d	1	1.03mi
7224 Union Ave Shreveport, LA	2.0	1.0	735	$625	$0.85	13d	1	1.09mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	1.09mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	20d	1	1.30mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	20d	1	1.33mi
622 W 75th St Shreveport, LA	2.0	1.0	833	$800	$0.96	20d	1	1.34mi
702 Bringhurst Dr Shreveport, LA	3.0	1.5	1206	$1,100	$0.91	43d	1	1.36mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	1.39mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	43d	1	1.41mi

Listing history 28 events

1. 2026-06-18
   days on market $69,000 Active 1049 DOM
2. 2026-06-17
   days on market $69,000 Active 1048 DOM
3. 2026-06-16
   days on market $69,000 Active 1047 DOM
4. 2026-06-15
   days on market $69,000 Active 1046 DOM
5. 2026-06-14
   days on market $69,000 Active 1044 DOM
6. 2026-06-13
   days on market $69,000 Active 1043 DOM
7. 2026-06-10
   days on market $69,000 Active 1041 DOM
8. 2026-06-09
   days on market $69,000 Active 1040 DOM
9. 2026-06-08
   days on market $69,000 Active 1039 DOM
10. 2026-06-07
    days on market $69,000 Active 1038 DOM
11. 2026-06-05
    days on market $69,000 Active 1035 DOM
12. 2026-06-03
    days on market $69,000 Active 1034 DOM
13. 2026-06-02
    days on market $69,000 Active 1033 DOM
14. 2026-06-01
    days on market $69,000 Active 1032 DOM
15. 2026-05-31
    days on market $69,000 Active 1031 DOM
16. 2026-05-30
    days on market $69,000 Active 1030 DOM
17. 2025-08-19
    status Active 214-char remark

    Show marketing remark (214 chars)

    NEWLY PAINTED INSIDE AND OUT, NEW CENTRAL AIR AND HEAT, INSIDE UTILITY ROOM, A REALLY CLEAN HOUSE FOR THE MONEY, EASY TO SHOW. WILL QUAILFY FOR THE HAPPI PROGRAM. ALSO A GREAT PRICE FOR A INVESTOR, MOVE IN READY.

18. 2025-08-18
    historical Active Contingent 214-char remark

    Show marketing remark (214 chars)

    NEWLY PAINTED INSIDE AND OUT, NEW CENTRAL AIR AND HEAT, INSIDE UTILITY ROOM, A REALLY CLEAN HOUSE FOR THE MONEY, EASY TO SHOW. WILL QUAILFY FOR THE HAPPI PROGRAM. ALSO A GREAT PRICE FOR A INVESTOR, MOVE IN READY.

19. 2025-05-30
    price $69,000 214-char remark

    Show marketing remark (214 chars)

    NEWLY PAINTED INSIDE AND OUT, NEW CENTRAL AIR AND HEAT, INSIDE UTILITY ROOM, A REALLY CLEAN HOUSE FOR THE MONEY, EASY TO SHOW. WILL QUAILFY FOR THE HAPPI PROGRAM. ALSO A GREAT PRICE FOR A INVESTOR, MOVE IN READY.

20. 2023-10-25
    price $59,900 214-char remark

    Show marketing remark (214 chars)

    NEWLY PAINTED INSIDE AND OUT, NEW CENTRAL AIR AND HEAT, INSIDE UTILITY ROOM, A REALLY CLEAN HOUSE FOR THE MONEY, EASY TO SHOW. WILL QUAILFY FOR THE HAPPI PROGRAM. ALSO A GREAT PRICE FOR A INVESTOR, MOVE IN READY.

21. 2023-08-04
    listed $69,900 Active 214-char remark

    Show marketing remark (214 chars)

    NEWLY PAINTED INSIDE AND OUT, NEW CENTRAL AIR AND HEAT, INSIDE UTILITY ROOM, A REALLY CLEAN HOUSE FOR THE MONEY, EASY TO SHOW. WILL QUAILFY FOR THE HAPPI PROGRAM. ALSO A GREAT PRICE FOR A INVESTOR, MOVE IN READY.

22. 2022-04-12
    historical
23. 2022-02-09
    price $59,900
24. 2022-01-18
    listed $64,900 Active
25. 2008-02-06
    soldstatus
26. 2007-06-08
    soldstatus
27. 2006-07-07
    soldstatus
28. 1996-04-15
    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: $669 · $56/mo
• Projected year-2 tax: $669 · $56/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: $11,186
• − Mortgage interest: −$3,865
• − Property taxes: −$669
• − Insurance: −$345
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$2,007
• Taxable income: $2,510
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $2,879/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

+6.3% since first listed

12 events — show timeline

• 2025-08-19 Relisted — NTREIS
• 2025-08-18 Contingent — NTREIS
• 2025-05-30 Price Changed $69,000 NTREIS
• 2023-10-25 Price Changed $59,900 NTREIS
• 2023-08-04 Listed $69,900 NTREIS
• 2022-04-12 Listing Removed — NTREIS
• 2022-02-09 Price Changed $59,900 NTREIS
• 2022-01-18 Listed $64,900 NTREIS
• 2008-02-06 Sold (Public Records) — Public Records
• 2007-06-08 Sold (Public Records) — Public Records
• 2006-07-07 Sold (Public Records) — Public Records
• 1996-04-15 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2025): $669 · +0.4% YoY. Source: county tax records.