2969 Nena St · Shreveport, LA 71107

$27,000

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 71 Days on market

Built 1985 6,752 sqft lot $22/sqft · 70% below area ↓ 10% since listing

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

Listing remarks MLS

DO NOT DISTURB TENANTS! This little gem is your opportunity to add a rental property to your portfolio with built-in, consistent cash flow. Current tenants pay $500 monthly on a month-to-month lease. This property has been maintained well and is more spacious than what meets the eye. 3 beds, 2 baths, plus a laundry room. Eat-in kitchen plus a dining room. Sale is as-is, where-is with no repairs. Approaching this property without listing agent permission is trespassing! LISTING AGENT HAS MORE PHOTOS ON REQUEST.

Key facts

• 6,752 sq ft lot
• Built 1985
• Listed 71 days

🏷️ Possibly a rental listed for sale. The $27,000 price doesn't fit this home's estimated sale value (~$89,334) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $25k (6.0% below list) — sets the bar for market timing.
• Cap rate 45.4% 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: 262 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($48k/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 $187 of loan paydown is wiped out by about $810 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 + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $25,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
7. 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.
8. 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.
9. 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: 4.97% ✓
• Cap rate: 45.43%
• Cash-on-cash: 139.76%
• DSCR: 7.22
• GRM: 1.7

CMA / ARV

• ARV (median comp): $89,334
• List price: $27,000
• Delta: -69.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2832 Round Grove Ln	0.53mi	3/1.5	1,096 (-12%)	2mo	$24,000	$22	51
1644 Shepherd Dr	0.67mi	3/2.0	1,162 (-7%)	8mo	$145,000	$125	46
1629 Shepherd Dr	0.72mi	3/2.0	1,246 (-0%)	21mo	$140,000	$112	44
2066 Linear St #10	0.62mi	3/2.0	1,414 (+13%)	7mo	$76,000	$54	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.84×
• Total profit: $51,721
• Equity at exit: $4,026

10-year hold

• IRR: —
• Equity multiple: 16.52×
• Total profit: $117,315
• Equity at exit: $2,334

Cash invested: $7,560 (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 71107

• Home prices YoY: -34.5%
• Active inventory: 262
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$142
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $881

Break-even live

Break-even rent $228

Max offer price $27,000

Occupancy floor 29%

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 Ridgeway St Shreveport, LA	2.0	1.0	890	$800	$0.90	43d	1	1.44mi

Listing history 19 events

1. 2026-06-18
   days on market $27,000 Active 71 DOM
2. 2026-06-17
   days on market $27,000 Active 70 DOM
3. 2026-06-16
   days on market $27,000 Active 69 DOM
4. 2026-06-15
   days on market $27,000 Active 68 DOM
5. 2026-06-14
   days on market $27,000 Active 66 DOM
6. 2026-06-13
   days on market $27,000 Active 65 DOM
7. 2026-06-10
   days on market $27,000 Active 63 DOM
8. 2026-06-09
   days on market $27,000 Active 62 DOM
9. 2026-06-08
   days on market $27,000 Active 61 DOM
10. 2026-06-07
    days on market $27,000 Active 60 DOM
11. 2026-06-05
    days on market $27,000 Active 57 DOM
12. 2026-06-03
    days on market $27,000 Active 56 DOM
13. 2026-06-02
    days on market $27,000 Active 55 DOM
14. 2026-06-01
    days on market $27,000 Active 54 DOM
15. 2026-05-31
    days on market $27,000 Active 53 DOM
16. 2026-05-30
    days on market $27,000 Active 52 DOM
17. 2026-05-16
    price $27,000 515-char remark

    Show marketing remark (515 chars)

    DO NOT DISTURB TENANTS! This little gem is your opportunity to add a rental property to your portfolio with built-in, consistent cash flow. Current tenants pay $500 monthly on a month-to-month lease. This property has been maintained well and is more spacious than what meets the eye. 3 beds, 2 baths, plus a laundry room. Eat-in kitchen plus a dining room. Sale is as-is, where-is with no repairs. Approaching this property without listing agent permission is trespassing! LISTING AGENT HAS MORE PHOTOS ON REQUEST.

18. 2026-04-08
    listed $30,000 Active 515-char remark

    Show marketing remark (515 chars)

    DO NOT DISTURB TENANTS! This little gem is your opportunity to add a rental property to your portfolio with built-in, consistent cash flow. Current tenants pay $500 monthly on a month-to-month lease. This property has been maintained well and is more spacious than what meets the eye. 3 beds, 2 baths, plus a laundry room. Eat-in kitchen plus a dining room. Sale is as-is, where-is with no repairs. Approaching this property without listing agent permission is trespassing! LISTING AGENT HAS MORE PHOTOS ON REQUEST.

19. 2002-11-25
    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: $326 · $27/mo
• Projected year-2 tax: $326 · $27/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $16,108
• − Mortgage interest: −$1,512
• − Property taxes: −$326
• − Insurance: −$135
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$785
• Taxable income: $10,773
• Est. tax owed @ 24.0%: −$2,585
• After-tax cash flow: $7,981/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): 31,734
• Household income: $48,365
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1346.0

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 0.55)
• Race & ethnicity: Black 51% White 43% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -62.11%
• Current HPI: 117.801
• 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

-10.0% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $27,000 NTREIS
• 2026-04-08 Listed $30,000 NTREIS
• 2002-11-25 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $326 · +0.4% YoY. Source: county tax records.