3413 Nathan Cir · Shreveport, LA 71108

$89,000

3 bd · 1.5 ba · 1,130 sqft · SingleFamily public records · 374 Days on market

Built 1985 8,015 sqft lot $79/sqft · 44% below area Est $160k · 44% under ↓ 3% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE!! This home is in a quiet cul-de-sac with three bedrooms, two bathrooms, and a spacious backyard offers excellent potential, whether for rental income or personal living. The wide driveway is a plus, making parking convenient. While it may need a bit of TLC, that often means an opportunity to add value with some smart renovations. The home is being sold AS IS with no repairs made by sellers. Schedule a showing today!

Key facts

• Spacious backyard
• Quiet cul-de-sac
• Smart renovations

Tags

• QUIET CUL-DE-SAC
• SPACIOUS BACKYARD
• WIDE DRIVEWAY
• SMART RENOVATIONS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 (+2.4%/yr); 138 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• At $1,269/mo this rent would consume 47% of the median local household income ($32k/yr) (locally 1526% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 374 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 374 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.89%
• DSCR: 1.80
• GRM: 5.8

CMA / ARV

• ARV (median comp): $160,070
• List price: $89,000
• Delta: -44.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8819 W Saint Helens Dr	0.15mi	3/2.0	1,188 (+5%)	6mo	$178,000	$150	77
3406 Saint Helens Dr	0.04mi	3/2.0	1,159 (+3%)	18mo	$159,900	$138	77
8458 Parkdale Dr	0.58mi	3/1.5	1,226 (+8%)	23mo	$56,000	$46	40

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.34×
• Total profit: $8,475
• Equity at exit: $13,270

10-year hold

• IRR: 17.4%
• Equity multiple: 2.39×
• Total profit: $34,735
• Equity at exit: $7,695

Cash invested: $24,920 (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 71108

• Rents YoY: 2.4%
• Active inventory: 138
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$467
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $372

Break-even live

Break-even rent $798

Max offer price $89,000

Occupancy floor 66%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9005 Walker Rd Shreveport, LA	2.0	2.0	975	$1,332	$1.37	13d	5	0.89mi
8860 Bernay Dr Shreveport, LA	3.0	1.5	1200	$1,300	$1.08	43d	1	0.93mi
3011 Mackey Ln Shreveport, LA	3.0	1.5	1222	$1,300	$1.06	13d	1	0.96mi
3024 Karla Cir Unit 3024 Shreveport, LA	3.0	1.0	971	$1,175	$1.21	43d	1	1.01mi
9100 Walker Rd Shreveport, LA	1.0–2.0	1.0–2.0	841	$1,164	$1.38	13d	9	1.10mi
3126 W Bert Kouns Industrial Loop Shreveport, LA	2.0	2.0	957	$820	$0.86	13d	1	1.15mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	43d	1	1.18mi
2843 Kaylin Dr Shreveport, LA	3.0	1.0	1025	$1,400	$1.37	21d	1	1.28mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	13d	1	1.37mi
2838 Smithfield Rd Shreveport, LA	3.0	1.0	960	$1,250	$1.30	43d	1	1.40mi
9202 Highcrest Dr Shreveport, LA	3.0	2.0	1418	$1,500	$1.06	13d	1	1.42mi
3257 W Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1108	$2,064	$1.86	13d	7	1.42mi

Listing history 25 events

1. 2026-06-18
   days on market $89,000 Active 374 DOM
2. 2026-06-17
   price $89,000 Active 373 DOM
3. 2026-06-17
   days on market $93,000 Active 373 DOM
4. 2026-06-16
   days on market $93,000 Active 372 DOM
5. 2026-06-15
   days on market $93,000 Active 371 DOM
6. 2026-06-14
   days on market $93,000 Active 369 DOM
7. 2026-06-13
   days on market $93,000 Active 368 DOM
8. 2026-06-10
   days on market $93,000 Active 366 DOM
9. 2026-06-09
   days on market $93,000 Active 365 DOM
10. 2026-06-08
    days on market $93,000 Active 364 DOM
11. 2026-06-07
    days on market $93,000 Active 363 DOM
12. 2026-06-05
    days on market $93,000 Active 360 DOM
13. 2026-06-03
    days on market $93,000 Active 359 DOM
14. 2026-06-02
    days on market $93,000 Active 358 DOM
15. 2026-06-01
    days on market $93,000 Active 357 DOM
16. 2026-05-31
    days on market $93,000 Active 356 DOM
17. 2026-05-30
    days on market $93,000 Active 355 DOM
18. 2026-04-23
    status Active 433-char remark

    Show marketing remark (433 chars)

    SHORT SALE!! This home is in a quiet cul-de-sac with three bedrooms, two bathrooms, and a spacious backyard offers excellent potential, whether for rental income or personal living. The wide driveway is a plus, making parking convenient. While it may need a bit of TLC, that often means an opportunity to add value with some smart renovations. The home is being sold AS IS with no repairs made by sellers. Schedule a showing today!

19. 2026-03-25
    historical Active Contingent 433-char remark

    Show marketing remark (433 chars)

    SHORT SALE!! This home is in a quiet cul-de-sac with three bedrooms, two bathrooms, and a spacious backyard offers excellent potential, whether for rental income or personal living. The wide driveway is a plus, making parking convenient. While it may need a bit of TLC, that often means an opportunity to add value with some smart renovations. The home is being sold AS IS with no repairs made by sellers. Schedule a showing today!

20. 2026-03-02
    price $93,000 433-char remark

    Show marketing remark (433 chars)

    SHORT SALE!! This home is in a quiet cul-de-sac with three bedrooms, two bathrooms, and a spacious backyard offers excellent potential, whether for rental income or personal living. The wide driveway is a plus, making parking convenient. While it may need a bit of TLC, that often means an opportunity to add value with some smart renovations. The home is being sold AS IS with no repairs made by sellers. Schedule a showing today!

21. 2025-08-13
    price $105,000 433-char remark

    Show marketing remark (433 chars)

    SHORT SALE!! This home is in a quiet cul-de-sac with three bedrooms, two bathrooms, and a spacious backyard offers excellent potential, whether for rental income or personal living. The wide driveway is a plus, making parking convenient. While it may need a bit of TLC, that often means an opportunity to add value with some smart renovations. The home is being sold AS IS with no repairs made by sellers. Schedule a showing today!

22. 2025-07-03
    price $110,000 433-char remark

    Show marketing remark (433 chars)

    SHORT SALE!! This home is in a quiet cul-de-sac with three bedrooms, two bathrooms, and a spacious backyard offers excellent potential, whether for rental income or personal living. The wide driveway is a plus, making parking convenient. While it may need a bit of TLC, that often means an opportunity to add value with some smart renovations. The home is being sold AS IS with no repairs made by sellers. Schedule a showing today!

23. 2025-06-05
    listed $125,000 Active 433-char remark

    Show marketing remark (433 chars)

    SHORT SALE!! This home is in a quiet cul-de-sac with three bedrooms, two bathrooms, and a spacious backyard offers excellent potential, whether for rental income or personal living. The wide driveway is a plus, making parking convenient. While it may need a bit of TLC, that often means an opportunity to add value with some smart renovations. The home is being sold AS IS with no repairs made by sellers. Schedule a showing today!

24. 2011-04-01
    soldstatus $96,000
25. 1998-03-24
    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: $1,522 · $127/mo
• Projected year-2 tax: $1,522 · $127/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 ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $15,224
• − Mortgage interest: −$4,985
• − Property taxes: −$1,522
• − Insurance: −$445
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,589
• Taxable income: $3,247
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $3,680/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): 18,072
• Household income: $32,055
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 1526.0

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 Black (83%)
• Race & ethnicity: Black 83% White 11% Hispanic / Latino 4% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -58.98%
• Current HPI: 58.1377
• Rent YoY: ▲ 2.37%
• 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

-3.1% since first listed

8 events — show timeline

• 2026-04-23 Relisted — NTREIS
• 2026-03-25 Contingent — NTREIS
• 2026-03-02 Price Changed $93,000 NTREIS
• 2025-08-13 Price Changed $105,000 NTREIS
• 2025-07-03 Price Changed $110,000 NTREIS
• 2025-06-05 Listed $125,000 NTREIS
• 2011-04-01 Sold (Public Records) $96,000 Public Records
• 1998-03-24 Sold (Public Records) — Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,522 · +0.4% YoY. Source: county tax records.