356 W 77th St · Shreveport, LA 71106

$63,000

2 bd · 1.0 ba · 1,411 sqft · SingleFamily public records · 172 Days on market

Built 1960 7,536 sqft lot $45/sqft · 69% above area ↓ 7% since listing

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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 +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Part of 40 property rental package. Contact Agent for details!

Key facts

• 7,536 sq ft lot
• 2 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: Rents rising fast (+7.5%/yr); 485 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($81k/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 $436 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 + 7.5% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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. 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: 1.59% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.06%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (median comp): $37,260
• List price: $63,000
• Delta: 69.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
359 W 73rd St	0.25mi	3/1.5 (+1)	1,392 (-1%)	21mo	$67,900	$49	62
717 Damaka Dr	0.48mi	3/1.5 (+1)	1,371 (-3%)	5mo	$45,000	$33	62
109 W 85th St	0.64mi	3/2.0 (+1)	1,461 (+4%)	1mo	$50,000	$34	54
518 W 76th St	0.23mi	3/2.0 (+1)	1,250 (-11%)	16mo	$65,000	$52	48
7910 Woodfield Dr	0.59mi	3/2.0 (+1)	1,470 (+4%)	11mo	$115,000	$78	47
745 Pine Tree Dr	0.58mi	3/1.0 (+1)	1,356 (-4%)	21mo	$62,000	$46	44
7701 Woodfield Dr	0.50mi	3/2.0 (+1)	1,350 (-4%)	21mo	$69,900	$52	43
721 Damaka Dr	0.49mi	3/2.0 (+1)	1,243 (-12%)	8mo	$45,000	$36	42
218 68th	0.63mi	3/1.0 (+1)	1,500 (+6%)	23mo	$25,000	$17	36

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.13×
• Total profit: $19,879
• Equity at exit: $9,394

10-year hold

• IRR: 36.0%
• Equity multiple: 5.04×
• Total profit: $71,334
• Equity at exit: $5,447

Cash invested: $17,640 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,003 high
• Mortgage (P&I): −$330
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $398

Break-even live

Break-even rent $500

Max offer price $63,000

Occupancy floor 55%

Sensitivity live

Price	-10% $433	-5% $416	+0% $398	+5% $380	+10% $362
Rent	-10% $319	-5% $358	+0% $398	+5% $437	+10% $477
Rate	-1.0pp $430	-0.5pp $414	base $398	+0.5pp $382	+1.0pp $365

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
638 Bringhurst Dr Shreveport, LA	3.0	1.5	1704	$1,200	$0.70	21d	1	0.42mi
323 W 83rd St Shreveport, LA	3.0	1.0	973	$750	$0.77	44d	1	0.43mi
702 Bringhurst Dr Shreveport, LA	3.0	1.5	1206	$1,100	$0.91	44d	1	0.45mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	44d	1	0.54mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	44d	1	0.58mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	21d	1	0.69mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	44d	1	0.70mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	44d	1	0.80mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	14d	1	0.82mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	0.85mi
530 E 81st St Shreveport, LA	3.0	1.0	1298	$800	$0.62	21d	1	0.87mi
629 Woodmont Pl Shreveport, LA	3.0	1.0	1431	$1,295	$0.90	45d	1	0.88mi
8902 Coyth Ln Shreveport, LA	3.0	2.0	1082	$1,200	$1.11	44d	1	1.04mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	44d	1	1.34mi
7504 W Canal Blvd Shreveport, LA	3.0	1.0	1388	$1,150	$0.83	44d	1	1.40mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	1.45mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	44d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $63,000 Active 172 DOM
2. 2026-06-17
   days on market $63,000 Active 171 DOM
3. 2026-06-16
   days on market $63,000 Active 170 DOM
4. 2026-06-15
   days on market $63,000 Active 169 DOM
5. 2026-06-14
   days on market $63,000 Active 167 DOM
6. 2026-06-13
   days on market $63,000 Active 166 DOM
7. 2026-06-10
   days on market $63,000 Active 164 DOM
8. 2026-06-09
   days on market $63,000 Active 163 DOM
9. 2026-06-08
   days on market $63,000 Active 162 DOM
10. 2026-06-07
    days on market $63,000 Active 161 DOM
11. 2026-06-05
    days on market $63,000 Active 158 DOM
12. 2026-06-03
    days on market $63,000 Active 157 DOM
13. 2026-06-02
    days on market $63,000 Active 156 DOM
14. 2026-06-01
    days on market $63,000 Active 155 DOM
15. 2026-05-31
    days on market $63,000 Active 154 DOM
16. 2026-05-30
    days on market $63,000 Active 153 DOM
17. 2025-12-28
    listed $63,000 Active 62-char remark

    Show marketing remark (62 chars)

    Part of 40 property rental package. Contact Agent for details!

18. 2024-12-31
    historical
19. 2024-02-13
    listed $57,500 Active
20. 2023-12-31
    historical
21. 2023-08-25
    status Active
22. 2023-07-19
    status Pending
23. 2023-07-16
    listed $60,000 Active
24. 2022-10-06
    historical
25. 2022-06-12
    listed $68,000 Active
26. 2005-02-25
    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: $456 · $38/mo
• Projected year-2 tax: $456 · $38/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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $12,038
• − Mortgage interest: −$3,529
• − Property taxes: −$456
• − Insurance: −$315
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$1,833
• Taxable income: $3,979
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $3,819/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): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1333.0

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 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 0%

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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• 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

-7.4% since first listed

10 events — show timeline

• 2025-12-28 Listed $63,000 NTREIS
• 2024-12-31 Listing Removed — NTREIS
• 2024-02-13 Listed $57,500 NTREIS
• 2023-12-31 Listing Removed — NTREIS
• 2023-08-25 Relisted — NTREIS
• 2023-07-19 Pending — NTREIS
• 2023-07-16 Listed $60,000 NTREIS
• 2022-10-06 Listing Removed — NTREIS
• 2022-06-12 Listed $68,000 NTREIS
• 2005-02-25 Sold (Public Records) — Public Records

Property tax history

-2.0%/yr

Latest (2025): $456 · +0.4% YoY. Source: county tax records.