2312 Claiborne Ave · Shreveport, LA 71103

$38,500

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 163 Days on market

Built 1950 6,273 sqft lot $39/sqft · 6% above area Est $36k · 6% 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
• ARV discount +4.8/15.0
• 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

Attention investors! Don’t miss this fantastic rental investment opportunity. This 2-bedroom, 1-bathroom home is currently rented for $575 per month, providing immediate income potential. Whether you're looking to expand your rental portfolio or start your investment journey, this home offers a promising return on investment. Schedule your showing today and take advantage of this affordable, income-generating opportunity!

Key facts

• 6,273 sq ft lot
• Built 1950
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($778 rent vs $38k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $202 of equity ($266 loan paydown + $-64 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $33,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1950 — 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: 2.02% ✓
• Cap rate: 17.60%
• Cash-on-cash: 40.37%
• DSCR: 2.80
• GRM: 4.1

CMA / ARV

• ARV (median comp): $36,353
• List price: $38,500
• Delta: 5.91%
• 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
2560 Emery St	0.24mi	2/1.0	977 (-1%)	12mo	$45,000	$46	76
3726 Portland Ave	0.15mi	2/1.0	1,105 (+12%)	2mo	$50,500	$46	72
2446 Drexel St	0.63mi	2/1.0	979 (-1%)	4mo	$15,000	$15	66
2511 Drexel St	0.67mi	2/1.0	1,005 (+2%)	9mo	$45,000	$45	59
2632 Desoto St	0.48mi	2/1.0	1,069 (+8%)	10mo	$32,500	$30	56
2908 Hardy St	0.74mi	2/1.0	990 (0%)	12mo	$42,998	$43	55
1831 Rainwater St	0.73mi	2/1.0	920 (-7%)	3mo	$45,000	$49	52
3934 Fairfax Ave	0.74mi	3/1.0 (+1)	1,036 (+5%)	2mo	$84,000	$81	51
2449 Midway St	0.54mi	2/2.0	1,103 (+11%)	4mo	$35,000	$32	48
2810 Milton St	0.74mi	2/1.0	869 (-12%)	3mo	$24,900	$29	43
2647 Drexel St	0.73mi	3/2.0 (+1)	1,079 (+9%)	2mo	$67,500	$63	40
1747 Fulton St	0.62mi	3/2.0 (+1)	1,072 (+8%)	10mo	$63,000	$59	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 41.2%
• Equity multiple: 3.01×
• Total profit: $21,677
• Equity at exit: $10,862

10-year hold

• IRR: 44.4%
• Equity multiple: 5.95×
• Total profit: $53,348
• Equity at exit: $12,805

Cash invested: $10,780 (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: 4.1×

Monthly cashflow live

• Estimated rent: $778 high
• Mortgage (P&I): −$202
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $363

Break-even live

Break-even rent $319

Max offer price $38,500

Occupancy floor 48%

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: $9,625
• Closing costs: $1,155
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	20d	1	0.16mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	20d	1	0.30mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	0.44mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	20d	1	0.58mi
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	43d	1	0.82mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	13d	1	0.97mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	20d	1	0.97mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.99mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	1.07mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	20d	1	1.07mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	20d	1	1.09mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	43d	1	1.12mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	1.14mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	1.14mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	1.15mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	1.16mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	20d	1	1.20mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	1.23mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	1.26mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	1.26mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	20d	1	1.32mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	1.33mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	20d	1	1.34mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	1.37mi
3730 Fairfield Ave Shreveport, LA	1.0	1.0	783	$1,088	$1.39	20d	1	1.37mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	43d	1	1.43mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	43d	1	1.43mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	1.45mi
926 Elmwood St Unit 928 Shreveport, LA	1.0	1.0	900	$695	$0.77	43d	1	1.47mi
1101 College St Shreveport, LA	1.0	1.0	700	$625	$0.89	43d	1	1.49mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $38,500 Active 163 DOM
2. 2026-06-17
   days on market $38,500 Active 162 DOM
3. 2026-06-16
   days on market $38,500 Active 161 DOM
4. 2026-06-15
   days on market $38,500 Active 160 DOM
5. 2026-06-14
   days on market $38,500 Active 158 DOM
6. 2026-06-13
   days on market $38,500 Active 157 DOM
7. 2026-06-10
   remarks 524-char remark
8. 2026-06-10
   days on market $38,500 Active 155 DOM
9. 2026-06-09
   days on market $38,500 Active 154 DOM
10. 2026-06-08
    days on market $38,500 Active 153 DOM
11. 2026-06-07
    days on market $38,500 Active 152 DOM
12. 2026-06-05
    days on market $38,500 Active 149 DOM
13. 2026-06-03
    days on market $38,500 Active 148 DOM
14. 2026-06-02
    days on market $38,500 Active 147 DOM
15. 2026-06-01
    days on market $38,500 Active 146 DOM
16. 2026-05-31
    days on market $38,500 Active 145 DOM
17. 2026-05-30
    days on market $38,500 Active 144 DOM
18. 2026-01-06
    listed $38,500 Active 431-char remark

    Show marketing remark (431 chars)

    Attention investors! Don’t miss this fantastic rental investment opportunity. This 2-bedroom, 1-bathroom home is currently rented for $575 per month, providing immediate income potential. Whether you're looking to expand your rental portfolio or start your investment journey, this home offers a promising return on investment. Schedule your showing today and take advantage of this affordable, income-generating opportunity!

19. 2025-12-31
    historical
20. 2024-12-20
    listed $38,500 Active
21. 2024-04-06
    historical $590
22. 2024-03-29
    listed $590
23. 2021-07-06
    soldstatus $106,000
24. 2006-07-27
    soldstatus
25. 2002-09-23
    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: $405 · $34/mo
• Projected year-2 tax: $405 · $34/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 66% 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: $9,333
• − Mortgage interest: −$2,157
• − Property taxes: −$405
• − Insurance: −$192
• − Repairs & maintenance: −$747
• − Management: −$747
• − Depreciation: −$1,120
• Taxable income: $3,965
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $3,401/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

-63.7% since first listed

8 events — show timeline

• 2026-01-06 Listed $38,500 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2024-12-20 Listed $38,500 NTREIS
• 2024-04-06 Rental Removed $590 APPFOLIO
• 2024-03-29 Listed for Rent $590 APPFOLIO
• 2021-07-06 Sold (Public Records) $106,000 Public Records
• 2006-07-27 Sold (Public Records) — Public Records
• 2002-09-23 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $405 · +0.4% YoY. Source: county tax records.