877 Willow Dr · Shreveport, LA 71118

$105,000

2 bd · 1.0 ba · 986 sqft · SingleFamily public records · 17 Days on market

Built 1970 0.30 ac lot Est $121k · 13% 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 +27.4/30.0
• ARV discount +13.5/15.0
• DSCR +9.6/10.0
• 1% rule +7.0/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 877 Willow Drive! This charming 3-bedroom, 1-bath home has been refreshed and is ready for its new owners. Step inside to find fresh paint throughout, new flooring, and more updates that give this home a clean, updated feel. The home offers a comfortable layout with inviting living spaces and plenty of potential. Outside, you’ll love the large shaded backyard, perfect for relaxing, entertaining, pets, gardening, or enjoying time outdoors. The additional storage building provides extra space for tools, lawn equipment, hobbies, and more. Need even more storage? This property also features a large separate storage and utility room conveniently attached to the carport, giv

Key facts

• 0.3 acre lot
• Parking
• Built 1970

Tags

• LARGE SHADED BACKYARD
• ADDITIONAL STORAGE BUILDING

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Carport (covered) with space for 1 vehicle
• Utilities: City sewer; City water; Electricity available; Natural gas available; Other utilities
• Home design: Single-family residence; One story; Not attached to another property; Built in 1970
• Construction: Year built: 1970
• Exterior features: Lot smaller than 0.5 acre (about 0.30 acre); Subdivision: Lamberts Southern Hills Sub

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; High-speed internet available; Other interior features
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (+1.7%/yr); 115 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($50k/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 $726 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 17 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $121,278
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
874 Willow Drive Dr	0.03mi	3/1.0 (+1)	1,020 (+3%)	10mo	$139,999	$137	79
861 Flournoy Lucas Rd	0.22mi	3/1.5 (+1)	1,017 (+3%)	3mo	$119,900	$118	75
825 Willow Dr	0.22mi	3/1.0 (+1)	994 (+1%)	10mo	$97,000	$98	74
9533 Pine Cove Dr	0.17mi	3/1.0 (+1)	1,040 (+6%)	13mo	$74,000	$71	67
838 Fairlawn Dr	0.16mi	3/1.5 (+1)	1,077 (+9%)	7mo	$132,000	$123	64
839 Fairlawn Dr	0.18mi	3/2.0 (+1)	1,076 (+9%)	11mo	$159,000	$148	58

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $985
• Equity at exit: $15,656

10-year hold

• IRR: 9.2%
• Equity multiple: 1.67×
• Total profit: $19,736
• Equity at exit: $9,078

Cash invested: $29,400 (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 71118

• Rents YoY: 1.7%
• Active inventory: 115
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $307

Break-even live

Break-even rent $874

Max offer price $105,000

Occupancy floor 71%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	43d	1	0.34mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,052	$1.05	43d	11	1.13mi
9045 Kingston Rd Shreveport, LA	1.0–2.0	1.0–1.5	758	$900	$1.19	13d	5	1.16mi

Listing history 14 events

1. 2026-06-18
   days on market $105,000 Active 17 DOM
2. 2026-06-17
   days on market $105,000 Active 16 DOM
3. 2026-06-16
   days on market $105,000 Active 15 DOM
4. 2026-06-15
   days on market $105,000 Active 14 DOM
5. 2026-06-14
   pricedays on market $105,000 Active 12 DOM
6. 2026-06-13
   days on market $115,000 Active 11 DOM
7. 2026-06-10
   days on market $115,000 Active 9 DOM
8. 2026-06-09
   days on market $115,000 Active 8 DOM
9. 2026-06-08
   days on market $115,000 Active 7 DOM
10. 2026-06-07
    days on market $115,000 Active 6 DOM
11. 2026-06-05
    days on market $115,000 Active 3 DOM
12. 2026-06-03
    days on market $115,000 Active 2 DOM
13. 2026-06-01
    remarks 693-char remark
14. 2026-06-01
    listed $115,000 Active 1 DOM

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,157 · $96/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $15,164
• − Mortgage interest: −$5,882
• − Property taxes: −$1,157
• − Insurance: −$525
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$3,055
• Taxable income: $2,119
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $3,181/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): 23,219
• Household income: $50,287
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1046.0

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 0.55)
• Race & ethnicity: Black 58% White 33% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -78.81%
• Current HPI: 129.1782
• Rent YoY: ▲ 1.74%
• 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

2 events — show timeline

• 2026-05-31 Listed $115,000 NTREIS
• 2002-03-01 Sold (Public Records) — Public Records

Property tax history

+14.1%/yr

Latest (2025): $1,157 · +0.4% YoY. Source: county tax records.