109 N Greenbrook Loop · Shreveport, LA 71106

$89,500

3 bd · 1.0 ba · 971 sqft · SingleFamily public records · 31 Days on market

Built 1988 6,186 sqft lot Est $80k · 12% over

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Why this score? — see what drove the C 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +6.6/10.0
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Super clean and move-in ready! This well-kept home offers a bright open living and dining area, neutral paint colors, updated bathrooms, and a functional layout that makes great use of the space. The kitchen features plenty of cabinet storage and updated countertops, while the bedrooms are spacious with good closet space. Enjoy low-maintenance brick exterior, covered front porch, and a large, shaded backyard with mature trees and room to relax or entertain. Convenient location with easy access to shopping, dining, and schools. A great option for a first-time buyer, downsizing, or investment property. Mineral rights owned by others and will NOT transfer. Seller will provide stove with accept

Key facts

• Covered front porch
• Updated bathrooms
• Updated countertops

Tags

• OPEN LIVING AND DINING AREA
• UPDATED BATHROOMS
• PLENTY OF CABINET STORAGE
• UPDATED COUNTERTOPS
• LOW-MAINTENANCE BRICK EXTERIOR
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Standard listing; possession at closing/funding; Minerals excluded
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Security: Carbon monoxide detector(s)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Not attached to another property; Residential property
• Construction: Built in 1988; Brick, siding, and wood construction; Composition roof; Slab foundation
• Exterior features: Full chain-link fence; Located on a cul-de-sac; Interior lot

Interior

• Kitchen: Plumbed for gas in kitchen; Built-in cabinets; Solid surface (non-natural) counters; Eat-in kitchen with utility area
• Bedrooms: 4 bedrooms — all on the main level; Primary bedroom with ensuite bath
• Flooring: Vinyl flooring
• Bathrooms: 2 total bathrooms (1 full, 1 half)
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Eat-in kitchen; High-speed internet available; Window coverings; One living area; One dining area; 8 total rooms; One-level home
• Laundry & utility: Washer and dryer hookups; Electric dryer hookup; Utility room and laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Rents rising fast (+7.5%/yr); 485 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $79,622
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 S Greenbrook Loop	0.16mi	3/1.0	950 (-2%)	13mo	$88,000	$93	78
126 N Greenbrook Loop	0.08mi	3/1.5	1,054 (+8%)	5mo	$34,900	$33	76
249 N Emerald Loop	0.29mi	3/1.0	990 (+2%)	14mo	$79,900	$81	71
403 E 85th St	0.43mi	3/1.0	1,052 (+8%)	1mo	$85,000	$81	65
8422 Donna Ln	0.46mi	3/1.0	1,014 (+4%)	11mo	$69,900	$69	62
266 N Emerald Loop	0.35mi	3/1.0	1,050 (+8%)	13mo	$88,000	$84	59
8719 Lelia Ln	0.53mi	3/1.0	1,050 (+8%)	8mo	$69,900	$67	54
148 E 80th St	0.43mi	3/1.5	1,095 (+13%)	6mo	$50,000	$46	52
417 Lynbrook Blvd	0.49mi	3/1.0	1,091 (+12%)	9mo	$110,000	$101	49
629 David Dr	0.67mi	3/1.5	1,064 (+10%)	13mo	$88,500	$83	40
358 E 80th St	0.54mi	3/1.0	1,103 (+14%)	15mo	$104,900	$95	40
524 Browning St	0.70mi	3/1.0	1,094 (+13%)	16mo	$89,500	$82	33

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.28×
• Total profit: $7,045
• Equity at exit: $13,345

10-year hold

• IRR: 19.6%
• Equity multiple: 2.98×
• Total profit: $49,621
• Equity at exit: $7,738

Cash invested: $25,060 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$469
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $262

Break-even live

Break-even rent $704

Max offer price $89,500

Occupancy floor 70%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 W 83rd St Shreveport, LA	3.0	1.0	973	$750	$0.77	44d	1	0.35mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	21d	1	0.65mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	14d	1	0.74mi
8902 Coyth Ln Shreveport, LA	3.0	2.0	1082	$1,200	$1.11	44d	1	0.86mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	44d	1	0.94mi
622 W 75th St Shreveport, LA	2.0	1.0	833	$800	$0.96	21d	1	1.00mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	44d	1	1.17mi
7224 Union Ave Shreveport, LA	2.0	1.0	735	$625	$0.85	14d	1	1.26mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	44d	1	1.32mi

Listing history 17 events

1. 2026-06-18
   days on market $89,500 Active 31 DOM
2. 2026-06-17
   days on market $89,500 Active 30 DOM
3. 2026-06-16
   days on market $89,500 Active 29 DOM
4. 2026-06-15
   days on market $89,500 Active 28 DOM
5. 2026-06-14
   days on market $89,500 Active 26 DOM
6. 2026-06-13
   days on market $89,500 Active 25 DOM
7. 2026-06-10
   days on market $89,500 Active 23 DOM
8. 2026-06-09
   days on market $89,500 Active 22 DOM
9. 2026-06-08
   days on market $89,500 Active 21 DOM
10. 2026-06-07
    pricedays on market $89,500 Active 20 DOM
11. 2026-06-05
    days on market $92,500 Active 17 DOM
12. 2026-06-03
    days on market $92,500 Active 16 DOM
13. 2026-06-02
    days on market $92,500 Active 15 DOM
14. 2026-06-01
    days on market $92,500 Active 14 DOM
15. 2026-05-31
    days on market $92,500 Active 13 DOM
16. 2026-05-30
    days on market $92,500 Active 12 DOM
17. 2026-05-18
    listed $92,500 Active

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $598 · $50/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 68% 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: $12,425
• − Mortgage interest: −$5,013
• − Property taxes: −$598
• − Insurance: −$448
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,604
• Taxable income: $1,775
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $2,713/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): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1333.0

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 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 0%

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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• 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

1 event — show timeline

• 2026-05-18 Listed $92,500 NTREIS

Property tax history

+13.8%/yr

Latest (2025): $598 · +0.4% YoY. Source: county tax records.