1820 E Kings Hwy #243 · Shreveport, LA 71105

$75,000

1 bd · 1.0 ba · 691 sqft · Condo public records · 302 Days on market

Built 1960 $109/sqft · at area comps Est $73k · at est. $226/mo HOA · 24% of rent

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Why this score? — see what drove the D 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 +14.3/30.0
• 1% rule +7.6/10.0
• ARV discount +6.2/15.0
• DSCR +4.4/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Condo is in a great location. Close to BAFB, schools, colleges, restaurants, shopping and the Youree Drive areas. Condo is move in ready for a new owner. Condo has been freshly painted, has new blinds, the Tub has been refinished with accented white tiles, new faucets, new stems and drain. Also new are the systems that includes a new hot water heater and a completely new HVAC system. Also new is the Electric Range and Refrigerator. Seller will pay at closing up to $420.00 toward a buyer's invoice for a new dishwasher of their choice. Flooring is laminate. The Assigned parking space for this condo is right at the front entrance to this condo. Condo is located on the second floor with a balcony that is off the good sized Bedroom. This HOA community has a fenced in pool, a clubhouse and a onsite nice size laundry room with coin operated washer and dryers. Monthly HOA Dues covers insurance on condo exterior, roofs, new 30 year roofs installed 2017, all outside maintenance, pool upkeep, security lighting and cameras, yard maintenance, water and garbage. All units are all electric.

Key facts

• New faucets
• Freshly painted
• New hot water heater

Tags

• MOVE IN READY
• FRESHLY PAINTED
• REFINISHED TUB
• NEW FAUCETS
• NEW HOT WATER HEATER
• NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $14 ($168/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

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: Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Captain Shreve High School (math 25% / reading 41%, grade F, #116 of 265 statewide, top 44%, 1,851 students, 49% FRL) — zoned schools average 36% FRL vs 64% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 26% district-wide (+33 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 148 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major wind risk, 67% 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.26% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 6.6

CMA / ARV

• ARV (median comp): $72,940
• List price: $75,000
• Delta: 2.82%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.51×
• Total profit: $-10,230
• Equity at exit: $11,183

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-3,455
• Equity at exit: $6,485

Cash invested: $21,000 (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 71105

• Rents YoY: 3.9%
• Active inventory: 148
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $942 high
• Mortgage (P&I): −$393
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$31
• HOA: −$226
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $14

Break-even live

Break-even rent $925

Max offer price $75,000

Occupancy floor 94%

Sensitivity live

Price	-10% $56	-5% $35	+0% $14	+5% $-7	+10% $-28
Rent	-10% $-60	-5% $-23	+0% $14	+5% $51	+10% $88
Rate	-1.0pp $52	-0.5pp $33	base $14	+0.5pp $-5	+1.0pp $-25

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3501 Champion Lake Blvd Shreveport, LA	1.0–2.0	1.0–2.0	845	$1,050	$1.24	15d	20	1.20mi
1000 Riverwalk Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,190	$1.28	15d	11	1.23mi
3201 Knight St Shreveport, LA	1.0–2.0	1.0	781	$695	$0.89	15d	3	1.24mi
3215 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	862	$750	$0.87	15d	7	1.30mi
3131 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	866	$790	$0.91	15d	11	1.39mi

HOA detail condo

• Monthly dues: $226 · $2,712/yr
• Likely covers: watertrashelectricpoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $75,000 Active 302 DOM
2. 2026-06-18
   days on market $75,000 Active 299 DOM
3. 2026-06-17
   days on market $75,000 Active 298 DOM
4. 2026-06-16
   days on market $75,000 Active 297 DOM
5. 2026-06-15
   days on market $75,000 Active 296 DOM
6. 2026-06-14
   days on market $75,000 Active 294 DOM
7. 2026-06-13
   days on market $75,000 Active 293 DOM
8. 2026-06-10
   days on market $75,000 Active 291 DOM
9. 2026-06-09
   days on market $75,000 Active 290 DOM
10. 2026-06-08
    days on market $75,000 Active 289 DOM
11. 2026-06-07
    days on market $75,000 Active 288 DOM
12. 2026-06-05
    days on market $75,000 Active 285 DOM
13. 2026-06-03
    days on market $75,000 Active 284 DOM
14. 2026-06-02
    days on market $75,000 Active 283 DOM
15. 2026-06-01
    days on market $75,000 Active 282 DOM
16. 2026-05-31
    days on market $75,000 Active 281 DOM
17. 2026-05-30
    days on market $75,000 Active 280 DOM
18. 2026-02-25
    price $75,000 1099-char remark

    Show marketing remark (1099 chars)

    This Condo is in a great location. Close to BAFB, schools, colleges, restaurants, shopping and the Youree Drive areas. Condo is move in ready for a new owner. Condo has been freshly painted, has new blinds, the Tub has been refinished with accented white tiles, new faucets, new stems and drain. Also new are the systems that includes a new hot water heater and a completely new HVAC system. Also new is the Electric Range and Refrigerator. Seller will pay at closing up to $420.00 toward a buyer's invoice for a new dishwasher of their choice. Flooring is laminate. The Assigned parking space for this condo is right at the front entrance to this condo. Condo is located on the second floor with a balcony that is off the good sized Bedroom. This HOA community has a fenced in pool, a clubhouse and a onsite nice size laundry room with coin operated washer and dryers. Monthly HOA Dues covers insurance on condo exterior, roofs, new 30 year roofs installed 2017, all outside maintenance, pool upkeep, security lighting and cameras, yard maintenance, water and garbage. All units are all electric.

19. 2025-08-23
    listed $77,000 Active 1099-char remark

    Show marketing remark (1099 chars)

    This Condo is in a great location. Close to BAFB, schools, colleges, restaurants, shopping and the Youree Drive areas. Condo is move in ready for a new owner. Condo has been freshly painted, has new blinds, the Tub has been refinished with accented white tiles, new faucets, new stems and drain. Also new are the systems that includes a new hot water heater and a completely new HVAC system. Also new is the Electric Range and Refrigerator. Seller will pay at closing up to $420.00 toward a buyer's invoice for a new dishwasher of their choice. Flooring is laminate. The Assigned parking space for this condo is right at the front entrance to this condo. Condo is located on the second floor with a balcony that is off the good sized Bedroom. This HOA community has a fenced in pool, a clubhouse and a onsite nice size laundry room with coin operated washer and dryers. Monthly HOA Dues covers insurance on condo exterior, roofs, new 30 year roofs installed 2017, all outside maintenance, pool upkeep, security lighting and cameras, yard maintenance, water and garbage. All units are all electric.

20. 2018-02-27
    soldstatus $50,100

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/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 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,307
• − Mortgage interest: −$4,201
• − Property taxes: −$958
• − Insurance: −$375
• − Repairs & maintenance: −$905
• − Management: −$905
• − HOA: −$2,712
• − Depreciation: −$2,182
• Taxable loss: −$930
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $391/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

+49.7% since first listed

3 events — show timeline

• 2026-02-25 Price Changed $75,000 NTREIS
• 2025-08-23 Listed $77,000 NTREIS
• 2018-02-27 Sold (Public Records) $50,100 Public Records

Property tax history

+0.8%/yr

Latest (2025): $958 · +0.4% YoY. Source: county tax records.