4761 3l Westwood Park Dr · Shreveport, LA 71109

$71,500

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 125 Days on market

Built 1980 0.25 ac lot $69/sqft · 158% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• 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

Turnkey investment opportunity or first-time homebuyer gem! This tenant-occupied 3–4 bedroom, 1 bath property delivers immediate cash flow with a new roof and fresh interior paint, minimizing near-term capital expenses. The converted carport adds a flexible bonus space that can function as a 4th bedroom or second living area—enhancing rental appeal and income potential. Conveniently located near shopping, and major roadways, supporting strong tenant demand. Income-producing from day one, making it an excellent buy-and-hold investment or a smart option for first-time buyers ready to stop renting.

Key facts

• Flexible bonus space
• Near shopping
• Major roadways

Tags

• NEW ROOF
• FRESH INTERIOR PAINT
• CONVERTED CARPORT
• FLEXIBLE BONUS SPACE
• NEAR SHOPPING
• MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($963 rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 123 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 35% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $494 of loan paydown is wiped out by about $844 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 19% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $62,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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: 1.35% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.18%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (median comp): $38,883
• List price: $71,500
• Delta: 83.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4821 Westwood Park Dr	0.16mi	3/1.0	1,017 (-2%)	12mo	$40,000	$39	80
4710 Erin Ln	0.13mi	3/1.0	1,076 (+4%)	8mo	$73,000	$68	80
4629 6l Westwood Park Dr	0.11mi	2/1.0 (-1)	996 (-4%)	11mo	$27,000	$27	75
4144 Marston Ave	0.27mi	2/1.0 (-1)	990 (-4%)	5mo	$9,000	$9	72
4632 6l Westwood Park Dr	0.09mi	4/1.0 (+1)	1,065 (+3%)	19mo	$49,000	$46	70
4709 Erin Ln	0.16mi	3/1.5	1,089 (+6%)	19mo	$49,000	$45	65
4123 Marston Ave	0.32mi	3/1.0	1,084 (+5%)	18mo	$15,900	$15	62

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: 16.0%
• Equity multiple: 1.72×
• Total profit: $14,400
• Equity at exit: $16,640

10-year hold

• IRR: 22.0%
• Equity multiple: 3.19×
• Total profit: $43,943
• Equity at exit: $16,950

Cash invested: $20,020 (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: 123
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $963 medium
• Mortgage (P&I): −$375
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $320

Break-even live

Break-even rent $558

Max offer price $71,500

Occupancy floor 62%

Sensitivity live

Price	-10% $361	-5% $340	+0% $320	+5% $300	+10% $280
Rent	-10% $244	-5% $282	+0% $320	+5% $358	+10% $396
Rate	-1.0pp $356	-0.5pp $338	base $320	+0.5pp $302	+1.0pp $283

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: $17,875
• Closing costs: $2,145
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4129 Lamar Ave Shreveport, LA	2.0	1.0	1178	$875	$0.74	21d	1	0.38mi
4131 Barbara Ave Shreveport, LA	3.0	1.0	1400	$1,200	$0.86	44d	1	0.46mi
4922 Daniel Pl Shreveport, LA	3.0	1.0	1198	$900	$0.75	44d	1	0.69mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	44d	1	1.26mi

Listing history 5 events

1. 2026-05-14
   status Active 614-char remark

   Show marketing remark (614 chars)

   Turnkey investment opportunity or first-time homebuyer gem! This tenant-occupied 3–4 bedroom, 1 bath property delivers immediate cash flow with a new roof and fresh interior paint, minimizing near-term capital expenses. The converted carport adds a flexible bonus space that can function as a 4th bedroom or second living area—enhancing rental appeal and income potential. Conveniently located near shopping, and major roadways, supporting strong tenant demand. Income-producing from day one, making it an excellent buy-and-hold investment or a smart option for first-time buyers ready to stop renting.

2. 2026-05-08
   status Pending 614-char remark

   Show marketing remark (614 chars)

   Turnkey investment opportunity or first-time homebuyer gem! This tenant-occupied 3–4 bedroom, 1 bath property delivers immediate cash flow with a new roof and fresh interior paint, minimizing near-term capital expenses. The converted carport adds a flexible bonus space that can function as a 4th bedroom or second living area—enhancing rental appeal and income potential. Conveniently located near shopping, and major roadways, supporting strong tenant demand. Income-producing from day one, making it an excellent buy-and-hold investment or a smart option for first-time buyers ready to stop renting.

3. 2026-04-02
   price $71,500 614-char remark

   Show marketing remark (614 chars)

   Turnkey investment opportunity or first-time homebuyer gem! This tenant-occupied 3–4 bedroom, 1 bath property delivers immediate cash flow with a new roof and fresh interior paint, minimizing near-term capital expenses. The converted carport adds a flexible bonus space that can function as a 4th bedroom or second living area—enhancing rental appeal and income potential. Conveniently located near shopping, and major roadways, supporting strong tenant demand. Income-producing from day one, making it an excellent buy-and-hold investment or a smart option for first-time buyers ready to stop renting.

4. 2026-02-13
   price $59,500 614-char remark

   Show marketing remark (614 chars)

   Turnkey investment opportunity or first-time homebuyer gem! This tenant-occupied 3–4 bedroom, 1 bath property delivers immediate cash flow with a new roof and fresh interior paint, minimizing near-term capital expenses. The converted carport adds a flexible bonus space that can function as a 4th bedroom or second living area—enhancing rental appeal and income potential. Conveniently located near shopping, and major roadways, supporting strong tenant demand. Income-producing from day one, making it an excellent buy-and-hold investment or a smart option for first-time buyers ready to stop renting.

5. 2026-01-12
   listed $60,000 Active 614-char remark

   Show marketing remark (614 chars)

   Turnkey investment opportunity or first-time homebuyer gem! This tenant-occupied 3–4 bedroom, 1 bath property delivers immediate cash flow with a new roof and fresh interior paint, minimizing near-term capital expenses. The converted carport adds a flexible bonus space that can function as a 4th bedroom or second living area—enhancing rental appeal and income potential. Conveniently located near shopping, and major roadways, supporting strong tenant demand. Income-producing from day one, making it an excellent buy-and-hold investment or a smart option for first-time buyers ready to stop renting.

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $435 · $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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $11,560
• − Mortgage interest: −$4,005
• − Property taxes: −$435
• − Insurance: −$358
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$2,080
• Taxable income: $2,833
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $3,161/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

+19.2% since first listed

5 events — show timeline

• 2026-05-14 Relisted — NTREIS
• 2026-05-08 Pending — NTREIS
• 2026-04-02 Price Changed $71,500 NTREIS
• 2026-02-13 Price Changed $59,500 NTREIS
• 2026-01-12 Listed $60,000 NTREIS

Property tax history

+0.7%/yr

Latest (2025): $435 · +0.4% YoY. Source: county tax records.