813 Captain Shreve Dr · Shreveport, LA 71105

$199,000

2 bd · 2.0 ba · 1,962 sqft · SingleFamily public records · 54 Days on market

Built 2006 9,845 sqft lot $101/sqft · 9% below area Est $218k · 9% under

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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).

• ARV discount +11.4/15.0
• Cash flow +10.5/30.0
• Rent growth +3.5/5.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3-bedroom, 2-bath home offering 1,978 square feet of comfortable living space in an established South Shreveport neighborhood. Built in 1956, this single-family home blends classic character with functional updates throughout. Inside, you’ll find a living area with vaulted ceilings and exposed beam detail, creating an open and airy feel. The kitchen offers ample cabinet and counter space with a functional layout and natural light. Bedrooms are well-sized, and the home includes both tile and carpet flooring for a balanced, practical design. Key Features: Vaulted living room with exposed beam and fireplace Large kitchen with abundant cabinetry and workspace Well-siz

Key facts

• Covered parking
• Large kitchen
• Vaulted living room

Tags

• VAULTED LIVING ROOM
• EXPOSED BEAM
• LARGE KITCHEN
• ABUNDANT CABINETRY
• COVERED PARKING
• EXTENDED DRIVEWAY

Property features AI

Finance

• Other: Possession in 30-60 days; Standard listing conditions; Active for sale
• Financial info:
• HOA & community: No homeowners association

Exterior

• Parking: 1 covered parking space; 1 carport space; Driveway
• Security:
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Attached property; Built in 2006
• Construction:
• Exterior features: Lot under 0.5 acre (approx. 0.226 acres); Subdivision: Shreve Island Sub

Interior

• Kitchen: Dishwasher; Gas cooktop
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Seven total rooms; One-level layout
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (25.0% below list).
• Recommended offer: $149k (25.0% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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.
• Zoned schools: Shreve Island Elementary School (math 33% / reading 42%, grade F, #247 of 646 statewide, top 39%, 731 students, 56% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); C.E. Byrd High School (math 44% / reading 55%, grade D, #37 of 265 statewide, top 14%, 1,526 students, 43% FRL) — zoned schools average 41% FRL vs 64% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 58% at this address vs 26% district-wide (+31 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 148 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 54 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $149,152 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 11.1

CMA / ARV

• ARV (median comp): $217,798
• List price: $199,000
• Delta: -8.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
852 Natchez	0.45mi	3/2.0 (+1)	1,952 (-0%)	1mo	$222,500	$114	72
146 Albert Ave	0.34mi	3/2.0 (+1)	2,010 (+2%)	3mo	$237,500	$118	72
2821 W Cavett Dr	0.52mi	3/2.0 (+1)	1,958 (-0%)	5mo	$223,000	$114	66
846 Robards St	0.31mi	3/2.0 (+1)	1,859 (-5%)	8mo	$199,900	$108	65
110 Archer Ave	0.33mi	3/2.0 (+1)	1,824 (-7%)	7mo	$210,000	$115	62
3432 Coldwell St	0.59mi	3/2.0 (+1)	1,883 (-4%)	3mo	$214,500	$114	58
902 Anniston Ave	0.51mi	3/2.0 (+1)	2,184 (+11%)	2mo	$194,500	$89	50
3529 Greenway Pl	0.53mi	3/2.0 (+1)	1,770 (-10%)	4mo	$179,900	$102	50
202 Preston Ave	0.70mi	3/2.0 (+1)	1,889 (-4%)	7mo	$165,000	$87	50
1404 E Kings Hwy	0.65mi	3/2.0 (+1)	1,802 (-8%)	3mo	$230,000	$128	49
2628 Judith Pl	0.66mi	3/2.0 (+1)	2,236 (+14%)	1mo	$199,900	$89	40
108 Leo Ave	0.69mi	3/2.5 (+1)	2,222 (+13%)	1mo	$260,000	$117	38

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-37,470
• Equity at exit: $29,672

10-year hold

• IRR: -10.0%
• Equity multiple: 0.37×
• Total profit: $-35,373
• Equity at exit: $17,206

Cash invested: $55,720 (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 71105

• Rents YoY: 3.9%
• Active inventory: 148
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$155 /mo · $1,865/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-104

Break-even live

Break-even rent $1,623

Max offer price $180,703

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-47	+0% $-104	+5% $-160	+10% $-216
Rent	-10% $-221	-5% $-162	+0% $-104	+5% $-45	+10% $14
Rate	-1.0pp $-3	-0.5pp $-53	base $-104	+0.5pp $-155	+1.0pp $-208

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	45d	1	0.35mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	15d	1	0.68mi
1519 Audubon Pl Shreveport, LA	3.0	2.0	2596	$1,850	$0.71	22d	1	0.80mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	15d	11	0.95mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	15d	1	0.95mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	15d	1	1.02mi
243 Justin Ave Shreveport, LA	3.0	1.0	1236	$1,400	$1.13	45d	1	1.22mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	15d	1	1.25mi
186 Charles Ave Shreveport, LA	3.0	1.0	1320	$1,675	$1.27	22d	1	1.25mi
2011 Audubon Pl Shreveport, LA	3.0	2.0	1932	$1,800	$0.93	45d	1	1.28mi
119 Charles Ave Shreveport, LA	3.0	2.0	1518	$1,800	$1.19	45d	1	1.30mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	22d	1	1.34mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	15d	1	1.34mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	45d	1	1.39mi
154 Southfield Rd Shreveport, LA	3.0	1.0	1258	$1,395	$1.11	45d	1	1.39mi
3642 Gilbert Dr Shreveport, LA	2.0	2.0	2011	$1,750	$0.87	15d	1	1.40mi
2033 Horton Ave Shreveport, LA	3.0	2.0	1681	$1,750	$1.04	22d	1	1.42mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	45d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $199,000 Active 54 DOM
2. 2026-06-18
   days on market $199,000 Active 51 DOM
3. 2026-06-17
   days on market $199,000 Active 50 DOM
4. 2026-06-16
   days on market $199,000 Active 49 DOM
5. 2026-06-15
   days on market $199,000 Active 48 DOM
6. 2026-06-14
   days on market $199,000 Active 46 DOM
7. 2026-06-13
   days on market $199,000 Active 45 DOM
8. 2026-06-10
   days on market $199,000 Active 43 DOM
9. 2026-06-09
   days on market $199,000 Active 42 DOM
10. 2026-06-08
    days on market $199,000 Active 41 DOM
11. 2026-06-07
    pricedays on market $199,000 Active 40 DOM
12. 2026-06-05
    days on market $219,000 Active 37 DOM
13. 2026-06-03
    days on market $219,000 Active 36 DOM
14. 2026-06-02
    days on market $219,000 Active 35 DOM
15. 2026-06-01
    days on market $219,000 Active 34 DOM
16. 2026-05-31
    days on market $219,000 Active 33 DOM
17. 2026-05-30
    days on market $219,000 Active 32 DOM
18. 2026-04-28
    listed $219,000 Active 1055-char remark
19. 2025-07-18
    historical $1,500
20. 2025-07-12
    listed $1,500
21. 2024-08-10
    historical $1,500
22. 2024-07-23
    listed $1,500
23. 1997-11-21
    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: $1,865 · $155/mo
• Projected year-2 tax: $1,865 · $155/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 · 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 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,898
• − Mortgage interest: −$11,147
• − Property taxes: −$1,865
• − Insurance: −$995
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$5,789
• Taxable loss: −$4,761
• Est. tax savings @ 24.0%: +$1,143
• After-tax cash flow: $-100/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

+13166.7% since first listed

7 events — show timeline

• 2026-06-06 Price Changed $199,000 NTREIS
• 2026-04-28 Listed $219,000 NTREIS
• 2025-07-18 Rental Removed $1,500 APPFOLIO
• 2025-07-12 Listed for Rent $1,500 APPFOLIO
• 2024-08-10 Rental Removed $1,500 APPFOLIO
• 2024-07-23 Listed for Rent $1,500 APPFOLIO
• 1997-11-21 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,865 · +0.4% YoY. Source: county tax records.