2948 Desoto St · Shreveport, LA 71109

$13,000

3 bd · 1.0 ba · 858 sqft · SingleFamily public records · 253 Days on market

Built 1950 5,400 sqft lot $15/sqft · 57% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This 3-bedroom, 1-bathroom home presents a great investment opportunity for those looking to renovate and add value. While updates and renovations will be needed, the property offers a functional layout and convenient location close to local amenities, schools, and major roadways. Ideal for a rental or resale project.

Key facts

• Major roadways
• Functional layout
• Convenient location

Tags

• INVESTMENT OPPORTUNITY
• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION
• LOCAL AMENITIES
• MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $13k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($803 rent vs $13k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.
• Cap rate 54.7% vs local median 5.6% 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: 125 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $90 of loan paydown is wiped out by about $153 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 (-1.2% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $11,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 6.18% ✓
• Cap rate: 54.73%
• Cash-on-cash: 173.01%
• DSCR: 8.70
• GRM: 1.3

CMA / ARV

• ARV (median comp): $29,926
• List price: $13,000
• Delta: -56.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3149 Fulton St	0.27mi	2/1.0 (-1)	870 (+1%)	2mo	$34,900	$40	78
2946 Midway St	0.12mi	2/1.0 (-1)	822 (-4%)	6mo	$22,500	$27	77
3035 Midway St	0.18mi	2/1.0 (-1)	792 (-8%)	8mo	$12,000	$15	67
3101 Syphon St	0.55mi	2/1.0 (-1)	840 (-2%)	10mo	$10,000	$12	58
3127 Lindholm St	0.45mi	2/1.0 (-1)	810 (-6%)	16mo	$59,500	$73	51
3007 Boone St	0.47mi	2/1.0 (-1)	750 (-13%)	8mo	$18,500	$25	46
3506 Ninock St	0.75mi	2/1.0 (-1)	877 (+2%)	14mo	$49,000	$56	45
3504 Claiborne Ave	0.67mi	3/2.0	763 (-11%)	4mo	$9,990	$13	43
2446 Drexel St	0.54mi	2/1.0 (-1)	979 (+14%)	4mo	$15,000	$15	43
2560 Emery St	0.44mi	2/1.0 (-1)	977 (+14%)	12mo	$45,000	$46	41
5018 Werner	0.62mi	2/1.0 (-1)	796 (-7%)	17mo	$34,800	$44	40
2816 Bibb St	0.75mi	2/1.0 (-1)	936 (+9%)	14mo	$24,999	$27	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.89×
• Total profit: $32,363
• Equity at exit: $3,025

10-year hold

• IRR: —
• Equity multiple: 20.85×
• Total profit: $72,269
• Equity at exit: $3,082

Cash invested: $3,640 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 125
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $803 high
• Mortgage (P&I): −$68
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $525

Break-even live

Break-even rent $139

Max offer price $13,000

Occupancy floor 30%

Sensitivity live

Price	-10% $532	-5% $528	+0% $525	+5% $521	+10% $517
Rent	-10% $461	-5% $493	+0% $525	+5% $557	+10% $588
Rate	-1.0pp $531	-0.5pp $528	base $525	+0.5pp $521	+1.0pp $518

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: $3,250
• Closing costs: $390
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	22d	1	0.14mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	15d	1	0.24mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	22d	1	0.41mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	22d	1	0.42mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	45d	1	0.42mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	22d	1	0.53mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	45d	1	0.72mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	15d	1	0.77mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	22d	1	0.92mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	45d	1	0.95mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	45d	1	0.97mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	22d	1	1.00mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	22d	1	1.05mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	45d	1	1.10mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	22d	1	1.13mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	45d	1	1.18mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	15d	1	1.24mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	22d	1	1.32mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	45d	1	1.47mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$900	$0.90	45d	1	1.50mi

Listing history 24 events

1. 2026-06-21
   days on market $13,000 Active 253 DOM
2. 2026-06-18
   days on market $13,000 Active 250 DOM
3. 2026-06-17
   days on market $13,000 Active 249 DOM
4. 2026-06-16
   days on market $13,000 Active 248 DOM
5. 2026-06-15
   days on market $13,000 Active 247 DOM
6. 2026-06-14
   days on market $13,000 Active 245 DOM
7. 2026-06-13
   days on market $13,000 Active 244 DOM
8. 2026-06-10
   days on market $13,000 Active 242 DOM
9. 2026-06-09
   days on market $13,000 Active 241 DOM
10. 2026-06-08
    days on market $13,000 Active 240 DOM
11. 2026-06-07
    days on market $13,000 Active 239 DOM
12. 2026-06-05
    days on market $13,000 Active 236 DOM
13. 2026-06-03
    days on market $13,000 Active 235 DOM
14. 2026-06-02
    days on market $13,000 Active 234 DOM
15. 2026-06-01
    days on market $13,000 Active 233 DOM
16. 2026-05-31
    days on market $13,000 Active 232 DOM
17. 2026-05-30
    days on market $13,000 Active 231 DOM
18. 2026-03-03
    price $13,000 319-char remark

    Show marketing remark (319 chars)

    This 3-bedroom, 1-bathroom home presents a great investment opportunity for those looking to renovate and add value. While updates and renovations will be needed, the property offers a functional layout and convenient location close to local amenities, schools, and major roadways. Ideal for a rental or resale project.

19. 2026-01-21
    status Active 319-char remark

    Show marketing remark (319 chars)

    This 3-bedroom, 1-bathroom home presents a great investment opportunity for those looking to renovate and add value. While updates and renovations will be needed, the property offers a functional layout and convenient location close to local amenities, schools, and major roadways. Ideal for a rental or resale project.

20. 2025-11-24
    status Pending 319-char remark

    Show marketing remark (319 chars)

    This 3-bedroom, 1-bathroom home presents a great investment opportunity for those looking to renovate and add value. While updates and renovations will be needed, the property offers a functional layout and convenient location close to local amenities, schools, and major roadways. Ideal for a rental or resale project.

21. 2025-08-14
    listed $17,000 Active 319-char remark

    Show marketing remark (319 chars)

    This 3-bedroom, 1-bathroom home presents a great investment opportunity for those looking to renovate and add value. While updates and renovations will be needed, the property offers a functional layout and convenient location close to local amenities, schools, and major roadways. Ideal for a rental or resale project.

22. 2014-01-17
    soldstatus $627,500
23. 2005-08-29
    soldstatus
24. 2000-07-07
    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: $432 · $36/mo
• Projected year-2 tax: $432 · $36/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 · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $9,636
• − Mortgage interest: −$728
• − Property taxes: −$432
• − Insurance: −$65
• − Repairs & maintenance: −$771
• − Management: −$771
• − Depreciation: −$378
• Taxable income: $6,491
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $4,740/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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 (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 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: ▼ -1.18%
• Current HPI: 54.4158
• Rent YoY: —
• 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

-97.9% since first listed

7 events — show timeline

• 2026-03-03 Price Changed $13,000 NTREIS
• 2026-01-21 Relisted — NTREIS
• 2025-11-24 Pending — NTREIS
• 2025-08-14 Listed $17,000 NTREIS
• 2014-01-17 Sold (Public Records) $627,500 Public Records
• 2005-08-29 Sold (Public Records) — Public Records
• 2000-07-07 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $432 · +0.8% YoY. Source: county tax records.