9778 Monticello Dr · Shreveport, LA 71118

$85,000

4 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 1 Days on market

Built 1979 8,407 sqft lot $48/sqft · 51% below area

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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
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

MULTIPLE OFFERS!! Deadline 4:00pm today!!! Investors! This one has tons of potential and needs lots of love. Will not go conventional or FHA. No repairs by seller. House has good bones and a nice floorplan. Pool in backyard needs a new liner. No flooring due to pipes bursting several years ago. Dishwasher and garbage disposal do not work. Roof is 2 years old.

Key facts

• 8,407 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Financial info: No second mortgage (loan treated as clear)
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage with garage door opener
• Utilities: City water; City sewer; Cable available; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Brick construction; Shingle roof; Slab foundation; Built in 1979 (preowned)
• Exterior features: Covered patio/porch; In-ground pool; Lot under 0.5 acre (approximately 0.19 acres)

Interior

• Kitchen: Gas water heater
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Flooring: No finished flooring specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; Eat-in kitchen; Paneling; One living area; Two dining areas; Room count: 3
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 17.5% 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: Keithville Elementary/Middle School (math 13% / reading 23%, grade F, #472 of 646 statewide, top 74%, 823 students, 70% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Southwood High School (math 20% / reading 30%, grade F, #151 of 265 statewide, top 57%, 1,308 students, 68% FRL).
• Zoned-school proficiency averages 43% at this address vs 26% district-wide (+16 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 (+1.7%/yr); 116 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 + 1.7% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $85,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.17% ✓
• Cap rate: 17.46%
• Cash-on-cash: 39.88%
• DSCR: 2.77
• GRM: 3.8

CMA / ARV

• ARV (median comp): $173,392
• List price: $85,000
• Delta: -50.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9778 Monticello Dr	0.00mi	4/2.0	1,780 (0%)	1mo	$85,000	$48	100
9727 Neely Cir	0.10mi	4/2.0	1,670 (-6%)	6mo	$195,000	$117	80
9794 Monticello Dr	0.05mi	4/2.0	1,656 (-7%)	10mo	$212,000	$128	77
3327 Warwick Dr	0.70mi	3/2.0 (-1)	1,799 (+1%)	1mo	$139,000	$77	59
3309 Cheverny Cir	0.71mi	3/2.0 (-1)	1,740 (-2%)	1mo	$179,900	$103	57
9515 Rose Hollow Ln	0.68mi	3/2.0 (-1)	1,650 (-7%)	1mo	$255,000	$155	50
3326 Warwick Dr	0.72mi	3/2.0 (-1)	2,010 (+13%)	12mo	$199,000	$99	30

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 2.44×
• Total profit: $34,367
• Equity at exit: $12,674

10-year hold

• IRR: 40.9%
• Equity multiple: 4.61×
• Total profit: $85,862
• Equity at exit: $7,349

Cash invested: $23,800 (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 71118

• Rents YoY: 1.7%
• Active inventory: 116
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$184 /mo · $2,212/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $791

Break-even live

Break-even rent $842

Max offer price $85,000

Occupancy floor 52%

Sensitivity live

Price	-10% $839	-5% $815	+0% $791	+5% $767	+10% $743
Rent	-10% $645	-5% $718	+0% $791	+5% $864	+10% $937
Rate	-1.0pp $834	-0.5pp $813	base $791	+0.5pp $769	+1.0pp $746

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3257 W Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1108	$2,064	$1.86	15d	7	1.29mi
9202 Highcrest Dr Shreveport, LA	3.0	2.0	1418	$1,500	$1.06	15d	1	1.40mi

Listing history 4 events

1. 2026-06-03
   price $85,000 Pending 1 DOM
2. 2026-05-07
   status Pending 369-char remark
3. 2026-05-06
   listed $80,000 Active 369-char remark
4. 1992-03-20
   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: $2,212 · $184/mo
• Projected year-2 tax: $2,212 · $184/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 3/10 Moderate
• 🌡 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: $22,123
• − Mortgage interest: −$4,761
• − Property taxes: −$2,212
• − Insurance: −$425
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$2,473
• Taxable income: $8,712
• Est. tax owed @ 24.0%: −$2,091
• After-tax cash flow: $7,400/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): 23,219
• Household income: $50,287
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1046.0

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 0.55)
• Race & ethnicity: Black 58% White 33% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -78.81%
• Current HPI: 129.1782
• Rent YoY: ▲ 1.74%
• 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

+6.2% since first listed

5 events — show timeline

• 2026-06-05 Sold (MLS) — NTREIS
• 2026-05-07 Pending — NTREIS
• 2026-05-07 Price Changed $85,000 NTREIS
• 2026-05-06 Listed $80,000 NTREIS
• 1992-03-20 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,212 · +0.4% YoY. Source: county tax records.