1948 Milam St · Shreveport, LA 71103

$33,000

1 bd · 1.0 ba · 732 sqft · SingleFamily public records · 173 Days on market

Built 1942 5,227 sqft lot $45/sqft · 11% above area Est $30k · 11% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Part of 40 property rental package. Contact Agent for details!

Key facts

• 5,227 sq ft lot
• Built 1942
• Listed 173 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $33k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $33k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.1% 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: 69 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $173 of equity ($228 loan paydown + $-55 appreciation (-0.2% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.68% ✓
• Cap rate: 24.08%
• Cash-on-cash: 63.52%
• DSCR: 3.83
• GRM: 3.1

CMA / ARV

• ARV (median comp): $29,770
• List price: $33,000
• Delta: 10.85%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.2%
• Equity multiple: 4.24×
• Total profit: $29,934
• Equity at exit: $9,310

10-year hold

• IRR: 67.4%
• Equity multiple: 8.60×
• Total profit: $70,232
• Equity at exit: $10,976

Cash invested: $9,240 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $885 high
• Mortgage (P&I): −$173
• Tax from tax record: −$23 /mo · $279/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $489

Break-even live

Break-even rent $266

Max offer price $33,000

Occupancy floor 40%

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	44d	1	0.93mi
624 Texas St Shreveport, LA	2.0	1.5	953	$1,732	$1.82	14d	2	1.25mi
726 Cotton St Shreveport, LA	2.0	1.0–2.0	626	$1,065	$1.70	44d	2	1.27mi
1101 College St Shreveport, LA	1.0	1.0	700	$625	$0.89	44d	1	1.38mi
1019 Sheridan Ave Unit C Shreveport, LA	1.0	1.0	650	$650	$1.00	44d	1	1.40mi
1027 Boulevard St Unit B Shreveport, LA	1.0	1.0	750	$700	$0.93	44d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $33,000 Active 173 DOM
2. 2026-06-17
   days on market $33,000 Active 172 DOM
3. 2026-06-16
   days on market $33,000 Active 171 DOM
4. 2026-06-15
   days on market $33,000 Active 170 DOM
5. 2026-06-14
   days on market $33,000 Active 168 DOM
6. 2026-06-13
   days on market $33,000 Active 167 DOM
7. 2026-06-10
   days on market $33,000 Active 165 DOM
8. 2026-06-09
   days on market $33,000 Active 164 DOM
9. 2026-06-08
   days on market $33,000 Active 163 DOM
10. 2026-06-07
    days on market $33,000 Active 162 DOM
11. 2026-06-05
    days on market $33,000 Active 159 DOM
12. 2026-06-03
    days on market $33,000 Active 158 DOM
13. 2026-06-02
    days on market $33,000 Active 157 DOM
14. 2026-06-01
    days on market $33,000 Active 156 DOM
15. 2026-05-31
    days on market $33,000 Active 155 DOM
16. 2026-05-30
    days on market $33,000 Active 154 DOM
17. 2025-12-27
    listed $33,000 Active 62-char remark

    Show marketing remark (62 chars)

    Part of 40 property rental package. Contact Agent for details!

18. 2012-03-21
    soldstatus $183,500
19. 2010-02-03
    soldstatus $6,000

ⓘ 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: $279 · $23/mo
• Projected year-2 tax: $279 · $23/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,621
• − Mortgage interest: −$1,849
• − Property taxes: −$279
• − Insurance: −$165
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$960
• Taxable income: $5,669
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $4,509/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
• City population: 164,123
• Population (ZIP): 6,142

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 (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% 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: ▼ -0.17%
• Current HPI: 26.3904
• Rent YoY: —
• Metro: —
• 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

+450.0% since first listed

3 events — show timeline

• 2025-12-27 Listed $33,000 NTREIS
• 2012-03-21 Sold (Public Records) $183,500 Public Records
• 2010-02-03 Sold (Public Records) $6,000 Public Records

Property tax history

-7.7%/yr

Latest (2025): $279 · +0.4% YoY. Source: county tax records.