2712 Ashton St · Shreveport, LA 71103

$28,000

2 bd · 1.0 ba · 875 sqft · SingleFamily public records · 368 Days on market

Built 1945 5,009 sqft lot $32/sqft · 5% below area Est $30k · 5% under

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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 +9.9/15.0
• 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

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Key facts

• 5,009 sq ft lot
• Built 1945
• Listed 367 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($720 rent vs $28k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% 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; 9 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 $148 of equity ($194 loan paydown + $-46 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 368 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 3633% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $24,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 368 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 1945 — 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: 2.57% ✓
• Cap rate: 22.94%
• Cash-on-cash: 59.44%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (median comp): $29,582
• List price: $28,000
• Delta: -5.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2314 Utah Dr	0.51mi	3/1.0 (+1)	883 (+1%)	0mo	$82,500	$93	70
2931 Poland St	0.31mi	2/1.0	835 (-5%)	19mo	$22,000	$26	62
3101 Harp St	0.40mi	3/1.0 (+1)	839 (-4%)	16mo	$40,000	$48	56
2930 W Laurel St	0.50mi	2/1.0	829 (-5%)	18mo	$33,000	$40	53
308 Oregon Ave	0.58mi	3/1.0 (+1)	866 (-1%)	21mo	$35,000	$40	48

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: 61.0%
• Equity multiple: 4.02×
• Total profit: $23,699
• Equity at exit: $7,899

10-year hold

• IRR: 63.3%
• Equity multiple: 8.13×
• Total profit: $55,925
• Equity at exit: $9,313

Cash invested: $7,840 (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: 3.2×

Monthly cashflow live

• Estimated rent: $720 high
• Mortgage (P&I): −$147
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$151
• Net cashflow: $388

Break-even live

Break-even rent $228

Max offer price $28,000

Occupancy floor 41%

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	13d	1	0.00mi
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	20d	1	0.40mi
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	43d	1	0.48mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	0.62mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	20d	1	0.75mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	43d	1	0.97mi
3553 W College St Shreveport, LA	1.0	1.0	600	$600	$1.00	20d	1	1.12mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	1.15mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	1.42mi

Listing history 16 events

1. 2026-05-30
   days on market $28,000 Active 368 DOM
2. 2026-03-25
   price $28,000 86-char remark

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3. 2025-09-28
   price $700
4. 2025-08-30
   listed $750
5. 2025-08-23
   status Active 86-char remark

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6. 2025-08-08
   historical Active Contingent 86-char remark

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7. 2025-07-30
   price $29,900 86-char remark

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8. 2025-07-15
   status Active 86-char remark

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9. 2025-07-04
   historical Active Contingent 86-char remark

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10. 2025-06-18
    price $32,900 86-char remark

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11. 2025-05-26
    listed $34,900 Active 86-char remark

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12. 2022-05-19
    historical
13. 2021-11-22
    listed $26,000 Active
14. 2021-08-22
    historical
15. 2021-07-21
    listed $24,780 Active
16. 1998-05-06
    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 65% 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: $8,640
• − Mortgage interest: −$1,568
• − Property taxes: −$264
• − Insurance: −$140
• − Repairs & maintenance: −$691
• − Management: −$691
• − Depreciation: −$815
• Taxable income: $4,471
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $3,587/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

+13.0% since first listed

15 events — show timeline

• 2026-03-25 Price Changed $28,000 NTREIS
• 2025-09-28 Price Changed $700 NTREIS
• 2025-08-30 Listed for Rent $750 NTREIS
• 2025-08-23 Relisted — NTREIS
• 2025-08-08 Contingent — NTREIS
• 2025-07-30 Price Changed $29,900 NTREIS
• 2025-07-15 Relisted — NTREIS
• 2025-07-04 Contingent — NTREIS
• 2025-06-18 Price Changed $32,900 NTREIS
• 2025-05-26 Listed $34,900 NTREIS
• 2022-05-19 Listing Removed — NTREIS
• 2021-11-22 Listed $26,000 NTREIS
• 2021-08-22 Listing Removed — NTREIS
• 2021-07-21 Listed $24,780 NTREIS
• 1998-05-06 Sold (Public Records) — Public Records

Property tax history

-3.0%/yr

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