324 Prospect St · Shreveport, LA 71104

$129,900

3 bd · 2.0 ba · 1,780 sqft · Land · 1 Days on market

Built 1965 5,184 sqft lot

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bed, 2 bath, 1,780 sq. ft. Great potential for a rental property. This home is not in a flood zone. Will come with a 1 year Guard Home Warranty with a favorable offer to the seller.

Key facts

• Not in a flood zone
• Guard home warranty
• 5,184 sq ft lot

Tags

• NOT IN A FLOOD ZONE
• GUARD HOME WARRANTY

Property features AI

Finance

• Other:
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Security:
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence (attached); Built in 1965
• Construction: Year built 1965
• Exterior features: Lot under 0.5 acre (approximately 0.119 acre); Subdivision: University Heights

Interior

• Kitchen: Electric range
• Bedrooms: Three bedrooms (primary bedroom on main level)
• Flooring:
• Bathrooms: Two full bathrooms
• Heating & cooling: Window unit(s) for cooling; Other heating
• Interior features: One-level layout; Three total rooms (living, kitchen, primary bedroom); One living area; One dining area; Other interior features
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $130k.

Deal economics

• At list price, monthly cash flow is $15 ($180/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (11.1% below list).
• Recommended offer: $116k (11.1% 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: 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: Rents rising (+3.6%/yr); 146 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $115,538 (11.1% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.56% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-19,419
• Equity at exit: $19,369

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-12,889
• Equity at exit: $11,231

Cash invested: $36,372 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $15

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 94%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	44d	1	0.01mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	44d	1	0.04mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	44d	1	0.12mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	44d	1	0.26mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	44d	1	0.29mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	21d	1	0.37mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	44d	1	0.38mi
717 Kirby Pl Shreveport, LA	2.0	1.0	1894	$1,450	$0.77	44d	1	0.51mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	21d	1	0.63mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	21d	1	0.63mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	13d	1	0.64mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	13d	1	0.69mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	21d	1	0.69mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	13d	1	0.74mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	44d	1	0.76mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	44d	1	0.76mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	13d	1	0.76mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	13d	1	0.85mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	44d	1	0.90mi
250 E Jordan St Shreveport, LA	2.0	1.0	1920	$800	$0.42	44d	1	0.92mi
3642 Gilbert Dr Shreveport, LA	2.0	2.0	2011	$1,750	$0.87	13d	1	0.94mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	13d	1	1.16mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	13d	1	1.17mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	13d	1	1.19mi
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	44d	1	1.27mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	13d	1	1.36mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	21d	1	1.50mi

Listing history 2 events

1. 2026-06-19
   remarks 183-char remark
2. 2026-06-19
   listed $129,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $13,865
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,779
• Taxable loss: −$2,007
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $662/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): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

5 events — show timeline

• 2026-06-18 Listed $129,900 NTREIS
• 2007-06-08 Sold (Public Records) — Public Records
• 2006-06-02 Sold (Public Records) — Public Records
• 2004-06-04 Sold (Public Records) — Public Records
• 2001-10-04 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $181 · +0.4% YoY. Source: county tax records.