1134 College St · Shreveport, LA 71104

$60,000

5 bd · 2.0 ba · 3,060 sqft · MultiFamily public records · 6 Days on market

Built 1950 6,186 sqft lot $20/sqft · 70% below area

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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 +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Looking for a great Flip or a home to Occupy?? Look no further! This property has a ton of potential, it will not last! The exterior is close to complete, but the interior needs to be completed, a chance for you to put your special finishes to work!!

Key facts

• 6,186 sq ft lot
• Built 1950
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 26.1% 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 (+3.6%/yr); 146 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/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 $415 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 + 3.6% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $60k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 66% 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 $60,000

Questions for the listing agent

1. Built in 1950 — 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 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: 2.88% ✓
• Cap rate: 26.13%
• Cash-on-cash: 70.84%
• DSCR: 4.15
• GRM: 2.9

CMA / ARV

• ARV (median comp): $197,330
• List price: $60,000
• Delta: -64.53%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.56% rent growth · sell at horizon

5-year hold

• IRR: 71.0%
• Equity multiple: 4.24×
• Total profit: $54,424
• Equity at exit: $8,946

10-year hold

• IRR: 75.2%
• Equity multiple: 8.90×
• Total profit: $132,793
• Equity at exit: $5,188

Cash invested: $16,800 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,727 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $992

Break-even live

Break-even rent $472

Max offer price $60,000

Occupancy floor 38%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $60,000 Active 6 DOM
2. 2026-06-17
   days on market $60,000 Active 5 DOM
3. 2026-06-16
   days on market $60,000 Active 4 DOM
4. 2026-06-15
   days on market $60,000 Active 3 DOM
5. 2026-06-13
   remarks 452-char remark
6. 2026-06-13
   pricedays on marketlisting id $60,000 Active 1 DOM
7. 2026-06-03
   days on market $70,000 Active 545 DOM
8. 2026-06-02
   days on market $70,000 Active 544 DOM
9. 2026-06-01
   days on market $70,000 Active 543 DOM
10. 2026-05-31
    days on market $70,000 Active 542 DOM
11. 2026-05-30
    days on market $70,000 Active 541 DOM
12. 2026-03-31
    price $70,000 250-char remark

    Show marketing remark (250 chars)

    Looking for a great Flip or a home to Occupy?? Look no further! This property has a ton of potential, it will not last! The exterior is close to complete, but the interior needs to be completed, a chance for you to put your special finishes to work!!

13. 2025-10-30
    price $90,000 250-char remark

    Show marketing remark (250 chars)

    Looking for a great Flip or a home to Occupy?? Look no further! This property has a ton of potential, it will not last! The exterior is close to complete, but the interior needs to be completed, a chance for you to put your special finishes to work!!

14. 2024-12-03
    listed $95,000 Active 250-char remark

    Show marketing remark (250 chars)

    Looking for a great Flip or a home to Occupy?? Look no further! This property has a ton of potential, it will not last! The exterior is close to complete, but the interior needs to be completed, a chance for you to put your special finishes to work!!

15. 2019-02-04
    soldstatus $25,000
16. 2008-01-02
    soldstatus
17. 2007-08-24
    soldstatus
18. 2005-06-10
    soldstatus
19. 2001-06-08
    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: $397 · $33/mo
• Projected year-2 tax: $397 · $33/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 6/10 Major FEMA zone X (unshaded) · 71% 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 66% 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: $20,727
• − Mortgage interest: −$3,361
• − Property taxes: −$397
• − Insurance: −$300
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$1,745
• Taxable income: $11,607
• Est. tax owed @ 24.0%: −$2,786
• After-tax cash flow: $9,116/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): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

+180.0% since first listed

8 events — show timeline

• 2026-03-31 Price Changed $70,000 NTREIS
• 2025-10-30 Price Changed $90,000 NTREIS
• 2024-12-03 Listed $95,000 NTREIS
• 2019-02-04 Sold (Public Records) $25,000 Public Records
• 2008-01-02 Sold (Public Records) — Public Records
• 2007-08-24 Sold (Public Records) — Public Records
• 2005-06-10 Sold (Public Records) — Public Records
• 2001-06-08 Sold (Public Records) — Public Records

Property tax history

-8.2%/yr

Latest (2025): $397 · +0.1% YoY. Source: county tax records.