1826 Lyons St · Shreveport, LA 71108

$87,800

3 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 49 Days on market

Built 1960 5,793 sqft lot $69/sqft · 87% above area ↓ 34% since listing

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Why this score? — see what drove the C+ 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

TENANT OCCUPIED, PLEASE DO NOT DISTURB TENANT CURRENTLY RENTED AT $1150 A MONTH Currently rented at $1150.00 per month 9 Unit Package DEAL MLS# 21228510, 21228493, 21228446, 21228424, 21228402, 21228377, 21228363, 21228333, 21228313 Spacious 4-bedroom, 2-bathroom single-family home offering 1,400 sq ft of living space in Shreveport's 71108 corridor. Built in 1960, this well-laid-out home features brand new carpet in all bedrooms with tile and plank flooring throughout the main living areas. The floor plan offers excellent functionality: the front bedroom connects to a full laundry room and hall bath, while the master bedroom boasts an en-suite half bath and two closets. A hallwa

Key facts

• 5,793 sq ft lot
• Built 1960
• Listed 49 days

Property features AI

Finance

• Other: For sale (active); Possession in 30-60 days
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association; Community features: Other

Exterior

• Parking: On-site parking; Other parking features
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Entry level: One; Built in 1960; Shingle roof
• Construction: Slab foundation
• Exterior features: Lot less than 0.5 acre; No easements

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ceiling fan(s)
• Interior features: One-level home; Other interior features
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($32k/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 $607 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 49 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $85,166 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.14% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $46,958
• List price: $87,800
• Delta: 86.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1802 Midway St	0.27mi	3/1.0	1,208 (-6%)	2mo	$49,900	$41	77
2647 Murray St	0.68mi	3/1.0	1,262 (-1%)	3mo	$78,000	$62	63
5217 Bienville Ave	0.42mi	3/1.0	1,232 (-4%)	14mo	$43,500	$35	62
1503 Doris St	0.51mi	3/1.0	1,194 (-7%)	13mo	$53,000	$44	54
2642 Woodford St	0.66mi	3/1.0	1,303 (+2%)	16mo	$44,900	$34	53
4122 Fairfax Ave	0.41mi	3/1.0	1,133 (-11%)	13mo	$55,000	$49	51
1808 Clanton St	0.62mi	3/2.0	1,440 (+13%)	1mo	$25,000	$17	46
1439 Belwood St	0.48mi	3/1.0	1,092 (-15%)	12mo	$79,000	$72	44
2449 Midway St	0.47mi	2/2.0 (-1)	1,103 (-14%)	4mo	$35,000	$32	42
1946 Hickory St	0.52mi	3/1.0	1,469 (+15%)	12mo	$55,000	$37	41
1616 Desoto St	0.46mi	3/2.0	1,469 (+15%)	15mo	$60,000	$41	37
4332 Magazine St	0.73mi	3/1.0	1,134 (-11%)	13mo	$75,000	$66	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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-142
• Equity at exit: $13,091

10-year hold

• IRR: 8.9%
• Equity multiple: 1.66×
• Total profit: $16,231
• Equity at exit: $7,591

Cash invested: $24,584 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,003 high
• Mortgage (P&I): −$460
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $231

Break-even live

Break-even rent $710

Max offer price $87,800

Occupancy floor 72%

Sensitivity live

Price	-10% $281	-5% $256	+0% $231	+5% $206	+10% $182
Rent	-10% $152	-5% $192	+0% $231	+5% $271	+10% $311
Rate	-1.0pp $275	-0.5pp $254	base $231	+0.5pp $209	+1.0pp $185

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: $21,950
• Closing costs: $2,634
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	21d	1	0.08mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	0.24mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	44d	1	0.48mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	0.50mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	0.53mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	14d	1	0.53mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.56mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	14d	1	0.59mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	44d	1	0.59mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	14d	1	0.70mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.83mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	14d	1	0.87mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	14d	1	0.89mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	14d	1	0.89mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	44d	1	0.89mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	0.90mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	21d	1	0.90mi
3827 Baltimore Ave Shreveport, LA	3.0	2.5	1650	$1,650	$1.00	44d	1	0.92mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	0.97mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	44d	1	0.99mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	44d	1	1.05mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	1.10mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.18mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	14d	1	1.18mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	21d	1	1.32mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	14d	1	1.34mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	14d	1	1.36mi
3840 Creswell Ave Unit 1 Shreveport, LA	2.0	1.5	1200	$1,000	$0.83	44d	1	1.38mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	44d	1	1.39mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	1.40mi
720 Delaware St Shreveport, LA	3.0	2.0	1600	$1,800	$1.12	14d	1	1.44mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	1.46mi

Listing history 27 events

1. 2026-06-18
   days on market $87,800 Active 49 DOM
2. 2026-06-17
   days on market $87,800 Active 48 DOM
3. 2026-06-16
   days on market $87,800 Active 47 DOM
4. 2026-06-15
   days on market $87,800 Active 46 DOM
5. 2026-06-14
   days on market $87,800 Active 44 DOM
6. 2026-06-13
   days on market $87,800 Active 43 DOM
7. 2026-06-10
   days on market $87,800 Active 41 DOM
8. 2026-06-09
   days on market $87,800 Active 40 DOM
9. 2026-06-08
   days on market $87,800 Active 39 DOM
10. 2026-06-07
    days on market $87,800 Active 38 DOM
11. 2026-06-05
    days on market $87,800 Active 35 DOM
12. 2026-06-03
    days on market $87,800 Active 34 DOM
13. 2026-06-02
    days on market $87,800 Active 33 DOM
14. 2026-06-01
    days on market $87,800 Active 32 DOM
15. 2026-05-31
    days on market $87,800 Active 31 DOM
16. 2026-05-30
    days on market $87,800 Active 30 DOM
17. 2026-04-06
    listed $87,800 Active 769-char remark
18. 2025-02-21
    historical $1,150
19. 2025-01-08
    listed $1,150
20. 2024-08-06
    historical
21. 2024-06-07
    price $49,950
22. 2024-04-01
    price $59,950
23. 2024-02-06
    listed $64,950 Active
24. 2012-04-13
    soldstatus $132,750
25. 2006-12-29
    soldstatus
26. 2006-08-29
    soldstatus
27. 1997-01-22
    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: $770 · $64/mo
• Projected year-2 tax: $770 · $64/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: $12,037
• − Mortgage interest: −$4,918
• − Property taxes: −$770
• − Insurance: −$439
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$2,554
• Taxable income: $1,430
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $2,432/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

-33.9% since first listed

11 events — show timeline

• 2026-04-06 Listed $87,800 NTREIS
• 2025-02-21 Rental Removed $1,150 APPFOLIO
• 2025-01-08 Listed for Rent $1,150 APPFOLIO
• 2024-08-06 Listing Removed — NTREIS
• 2024-06-07 Price Changed $49,950 NTREIS
• 2024-04-01 Price Changed $59,950 NTREIS
• 2024-02-06 Listed $64,950 NTREIS
• 2012-04-13 Sold (Public Records) $132,750 Public Records
• 2006-12-29 Sold (Public Records) — Public Records
• 2006-08-29 Sold (Public Records) — Public Records
• 1997-01-22 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $770 · +0.4% YoY. Source: county tax records.