1522 Kenneth Ave · Shreveport, LA 71103

$15,900

6 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 37 Days on market

Built 1991 5,097 sqft lot $11/sqft · 70% below area ↓ 20% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Investor opportunity in Shreveport! This duplex features a total of 1,414 sqft with two units, each offering approximately 3 bedrooms and 1 bathroom. Property has strong upside potential but will require significant renovation and repairs throughout. The property has experienced vandalism and prior squatter activity but remains a viable rehab opportunity for investors or contractors. Great potential for rental income or resale after full renovation.

Key facts

• 5,097 sq ft lot
• Built 1991
• Listed 37 days

Property features AI

Finance

• Other: Property is a 2-unit duplex with 1 building; Building area approximately 1,414 (public records); Parcel number provided; Directions available to the property
• Financial info: Listed for cash or conventional financing; Treated as clear loan type; No second mortgage reported; No gross annual income or expenses reported for the multi-unit; Gross annual income: $0.00; Gross annual expenses: $0.00
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Electricity available; Natural gas available; Other utilities; Not in a municipal utility district
• Home design: Duplex residential income property; One story; Preowned (built 1991)
• Construction: Built in 1991; Other construction materials; Other roof; Other foundation
• Exterior features: Lot under 0.5 acre (approx. 0.117 acres); Subdivision: Shreveport Sub

Interior

• Kitchen: No appliances listed
• Bedrooms: 6 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Open floor plan; One level
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 81.1% vs local median 5.6% 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: 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: J. S. Clark Elementary School (math 8% / reading 15%, grade F, #577 of 646 statewide, top 90%, 447 students, 91% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Booker T. Washington New Technology High School (math 3% / reading 8%, grade F, #259 of 265 statewide, top 98%, 786 students, 83% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 70 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $84 of equity ($110 loan paydown + $-26 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $15,423 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 8.93% ✓
• Cap rate: 81.13%
• Cash-on-cash: 267.27%
• DSCR: 12.89
• GRM: 0.9

CMA / ARV

• ARV (median comp): $52,988
• List price: $15,900
• Delta: -69.99%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 15.06×
• Total profit: $62,600
• Equity at exit: $4,486

10-year hold

• IRR: —
• Equity multiple: 31.98×
• Total profit: $137,919
• Equity at exit: $5,289

Cash invested: $4,452 (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: 70
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$83
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $992

Break-even live

Break-even rent $165

Max offer price $15,900

Occupancy floor 25%

Sensitivity live

Price	-10% $1,001	-5% $996	+0% $992	+5% $987	+10% $983
Rent	-10% $879	-5% $935	+0% $992	+5% $1,048	+10% $1,104
Rate	-1.0pp $1,000	-0.5pp $996	base $992	+0.5pp $987	+1.0pp $983

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: $3,975
• Closing costs: $477
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $15,900 Active 37 DOM
2. 2026-06-18
   days on market $15,900 Active 34 DOM
3. 2026-06-17
   days on market $15,900 Active 33 DOM
4. 2026-06-16
   days on market $15,900 Active 32 DOM
5. 2026-06-15
   days on market $15,900 Active 31 DOM
6. 2026-06-14
   pricedays on market $15,900 Active 29 DOM
7. 2026-06-13
   days on market $18,900 Active 28 DOM
8. 2026-06-10
   days on market $18,900 Active 26 DOM
9. 2026-06-09
   days on market $18,900 Active 25 DOM
10. 2026-06-08
    days on market $18,900 Active 24 DOM
11. 2026-06-07
    days on market $18,900 Active 23 DOM
12. 2026-06-05
    days on market $18,900 Active 20 DOM
13. 2026-06-03
    days on market $18,900 Active 19 DOM
14. 2026-06-02
    days on market $18,900 Active 18 DOM
15. 2026-06-01
    days on market $18,900 Active 17 DOM
16. 2026-05-31
    days on market $18,900 Active 16 DOM
17. 2026-05-30
    days on market $18,900 Active 15 DOM
18. 2026-05-15
    listed $19,900 Active 453-char remark
19. 2006-08-11
    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: $484 · $40/mo
• Projected year-2 tax: $484 · $40/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 · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $17,042
• − Mortgage interest: −$891
• − Property taxes: −$484
• − Insurance: −$80
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$463
• Taxable income: $12,398
• Est. tax owed @ 24.0%: −$2,976
• After-tax cash flow: $8,923/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

-20.1% since first listed

4 events — show timeline

• 2026-06-13 Price Changed $15,900 NTREIS
• 2026-05-20 Price Changed $18,900 NTREIS
• 2026-05-15 Listed $19,900 NTREIS
• 2006-08-11 Sold (Public Records) — Public Records

Property tax history

+11.9%/yr

Latest (2025): $484 · +0.4% YoY. Source: county tax records.