2 bd · 1.0 ba ·
838 sqft ·
Built 1950
· SingleFamily
· Active
· 93 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$775/mo
Mortgage (P&I)
−$246
Tax + insurance
−$73
HOA
−$0
Vac / Maint / Mgmt
−$163
Net cashflow
$293/mo
Annual
$3,515/yr
Cap rate
13.77%
Cash-on-cash
26.71%
DSCR
2.19
1% rule
1.65%
Cash to close
$13,160
Investor read
This is a 2-bed/1.0-bath single-family listed at $47k.
At list price, monthly cash flow is $293 ($4k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($775 rent vs $47k).
It's been on market 93 days — a 9% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $43k (9.0% below list) — sets the bar for market timing.
Local home prices are declining (-3.0%/yr); year-one equity from $325 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
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.
Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
Market conditions: Rents rising (+2.4%/yr); 138 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
2 sale attempts; this cycle's ask is 5429% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
At projected returns (-3.0% appreciation + 2.4% rent growth), your $13k cash investment doubles in ~5 years — after that, you're playing with house money.
Climate carrying-cost: major wind risk, 68% 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.
Cap rate 13.8% 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.
Questions for listing agent
It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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· Data 2 days agocashflowre.app · 2026-05-29