4513 Tulsa Ave · Shreveport, LA 71106

$50,000

3 bd · 1.5 ba · 1,003 sqft · SingleFamily public records · 16 Days on market

Built 1989 0.36 ac lot Est $49k · at est.

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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 +6.7/15.0
• 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

Attention Investors and Portfolio Builders - Don’t miss this unique opportunity to own a property with two established short-term rental setups! The main residence offers 2 bedrooms and 1 bathroom, while the detached guest house includes 1 bedroom and 1 bathroom, providing flexible income-producing potential. Whether you’re looking to expand your rental portfolio or explore multi-unit investment opportunities, this property offers versatility and value. The seller is also willing to consider leaving the existing furnishings and fixtures with an acceptable offer, making for a potentially turnkey opportunity. Schedule your private showing today!

Key facts

• Detached guest house
• 0.36 acre lot
• 2 parking spots

Tags

• DETACHED GUEST HOUSE
• INCOME-PRODUCING POTENTIAL

Property features AI

Finance

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

Exterior

• Parking: 2-space carport; Driveway parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Not attached to another property; Residential property
• Construction: Built in 1989; Brick construction; Asphalt roof; Slab foundation
• Exterior features: Lot under 0.5 acre (about 0.358 acre); Subdivision: Dixie Place

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom on main level; Total 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Interior features: High-speed internet available; One living area; One dining area; Total of 2 rooms
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.1% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $346 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

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 $49,250 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.09% ✓
• Cap rate: 18.14%
• Cash-on-cash: 42.32%
• DSCR: 2.88
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $49,147
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1534 Summers St	0.44mi	3/1.0	981 (-2%)	1mo	$21,000	$21	73
1651 Cox	0.52mi	3/1.0	946 (-6%)	1mo	$32,000	$34	63
4332 Magazine St	0.15mi	3/1.0	1,134 (+13%)	13mo	$75,000	$66	59
3841 Magazine	0.56mi	3/1.0	959 (-4%)	19mo	$24,000	$25	49
1439 Belwood St	0.53mi	3/1.0	1,092 (+9%)	12mo	$79,000	$72	49
1831 Hickory St	0.75mi	3/1.0	1,036 (+3%)	12mo	$55,000	$53	48
5915 Henderson Ave	0.59mi	3/1.0	913 (-9%)	13mo	$45,000	$49	45
6000 Henderson Ave	0.65mi	3/1.0	1,080 (+8%)	13mo	$45,000	$42	44
1536 Natalie St	0.37mi	2/1.0 (-1)	898 (-10%)	17mo	$47,900	$53	44
6002 Henderson Ave	0.66mi	3/1.0	1,080 (+8%)	13mo	$45,000	$42	44
3878 Fairfield Ave	0.65mi	2/1.0 (-1)	1,067 (+6%)	10mo	$175,000	$164	44
5918 Henderson Ave	0.59mi	3/1.0	1,144 (+14%)	13mo	$45,000	$39	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: 44.0%
• Equity multiple: 3.02×
• Total profit: $28,307
• Equity at exit: $7,455

10-year hold

• IRR: 52.0%
• Equity multiple: 7.25×
• Total profit: $87,501
• Equity at exit: $4,323

Cash invested: $14,000 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$262
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $494

Break-even live

Break-even rent $420

Max offer price $50,000

Occupancy floor 48%

Sensitivity live

Price	-10% $522	-5% $508	+0% $494	+5% $480	+10% $465
Rent	-10% $411	-5% $452	+0% $494	+5% $535	+10% $576
Rate	-1.0pp $519	-0.5pp $506	base $494	+0.5pp $481	+1.0pp $468

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	14d	1	0.21mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	14d	1	0.28mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	44d	1	0.38mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	14d	1	0.47mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	44d	1	0.47mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	0.59mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	44d	1	0.63mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	21d	1	0.64mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	44d	1	0.67mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	44d	1	0.74mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	21d	1	0.78mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	14d	1	0.83mi
3840 Creswell Ave Unit 1 Shreveport, LA	2.0	1.5	1200	$1,000	$0.83	44d	1	0.86mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	0.89mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	1.10mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	1.17mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	1.31mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	44d	1	1.35mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	21d	1	1.35mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.37mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	44d	1	1.38mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.46mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	14d	1	1.46mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	21d	1	1.49mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	21d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $50,000 Active 16 DOM
2. 2026-06-17
   days on market $50,000 Active 15 DOM
3. 2026-06-16
   days on market $50,000 Active 14 DOM
4. 2026-06-15
   days on market $50,000 Active 13 DOM
5. 2026-06-14
   days on market $50,000 Active 11 DOM
6. 2026-06-13
   days on market $50,000 Active 10 DOM
7. 2026-06-10
   days on market $50,000 Active 8 DOM
8. 2026-06-09
   days on market $50,000 Active 7 DOM
9. 2026-06-08
   days on market $50,000 Active 6 DOM
10. 2026-06-07
    days on market $50,000 Active 5 DOM
11. 2026-06-05
    days on market $50,000 Active 2 DOM
12. 2026-06-03
    remarks 651-char remark
13. 2026-06-03
    listed $50,000 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: $586 · $49/mo
• Projected year-2 tax: $586 · $49/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: $12,541
• − Mortgage interest: −$2,801
• − Property taxes: −$586
• − Insurance: −$250
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,455
• Taxable income: $5,443
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $4,618/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

+6.4% since first listed

4 events — show timeline

• 2026-06-02 Listed $50,000 NTREIS
• 2009-03-02 Sold (Public Records) $47,000 Public Records
• 2005-03-17 Sold (Public Records) — Public Records
• 2000-02-04 Sold (Public Records) — Public Records

Property tax history

-1.5%/yr

Latest (2025): $586 · +0.4% YoY. Source: county tax records.