3201 Boss Ave · Shreveport, LA 71109

$52,500

3 bd · 1.0 ba · 1,358 sqft · SingleFamily public records · 69 Days on market

Built 1980 5,314 sqft lot $39/sqft · 22% above area Est $43k · 23% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Investor Opportunity – Portfolio Available! Turnkey investment property with tenant in place generating $850month in rental income. This property is part of a 3-property investment portfolio, all available for purchase individually or as a package. Portfolio includes: 323 Kelly St (MLS #21223458) 3201 Boss Ave (MLS #21223475) 7041 Penny St (MLS #21223523) All properties are currently occupied, offering immediate cash flow with no vacancy downtime. Excellent opportunity for investors looking to expand an existing portfolio or acquire multiple income-producing properties at once. Seller is open to selling individually or as a package. Package pricing and details available upon request.

Key facts

• 5,314 sq ft lot
• Built 1980
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $52k).
• Recommended offer: $49k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: 123 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $363 of loan paydown is wiped out by about $620 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 (-1.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y 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

• Climate carrying-cost: major wind risk, 64% 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 $49,350 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.66% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.67%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

• ARV (median comp): $42,856
• List price: $52,500
• Delta: 22.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3218 Sumner St	0.12mi	3/1.0	1,253 (-8%)	6mo	$22,000	$18	77
2528 Attaway Ave	0.57mi	3/1.0	1,284 (-5%)	0mo	$22,500	$18	64
3221 Jackson St	0.13mi	3/2.0	1,518 (+12%)	9mo	$74,000	$49	63
3242 Penick St	0.20mi	3/2.0	1,440 (+6%)	17mo	$58,000	$40	63
3526 Ninock St	0.41mi	3/2.0	1,436 (+6%)	12mo	$31,200	$22	57
2527 Emery St	0.73mi	3/1.0	1,310 (-4%)	7mo	$29,000	$22	54
2630 Emery St	0.60mi	3/1.5	1,392 (+2%)	15mo	$32,000	$23	54
3532 Sumner St	0.40mi	4/2.0 (+1)	1,221 (-10%)	8mo	$45,000	$37	49
2828 Darien St	0.64mi	2/2.0 (-1)	1,435 (+6%)	5mo	$18,000	$13	48
3124 Stonewall St	0.54mi	4/2.0 (+1)	1,479 (+9%)	7mo	$34,999	$24	45
3623 Milton St	0.58mi	3/1.0	1,164 (-14%)	18mo	$100,000	$86	34
2919 Lillian St	0.71mi	2/1.0 (-1)	1,494 (+10%)	15mo	$14,900	$10	32

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.28×
• Total profit: $18,762
• Equity at exit: $12,218

10-year hold

• IRR: 33.0%
• Equity multiple: 4.40×
• Total profit: $49,950
• Equity at exit: $12,446

Cash invested: $14,700 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 123
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $872 high
• Mortgage (P&I): −$275
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $364

Break-even live

Break-even rent $412

Max offer price $52,500

Occupancy floor 53%

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.19mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	0.55mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	44d	1	0.59mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	0.62mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	0.62mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	0.62mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	0.65mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	0.67mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.68mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	0.70mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	13d	1	0.75mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	0.76mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	44d	1	0.83mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	44d	1	0.90mi
2711 Thayer St Shreveport, LA	4.0	1.0	1436	$1,552	$1.08	44d	1	0.91mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$900	$0.90	44d	1	1.04mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	1.08mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	13d	1	1.11mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	44d	1	1.25mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	1.33mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	44d	1	1.35mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	13d	1	1.42mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	44d	1	1.46mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	21d	1	1.50mi

Listing history 41 events

1. 2026-06-18
   days on market $52,500 Active 69 DOM
2. 2026-06-17
   days on market $52,500 Active 68 DOM
3. 2026-06-16
   days on market $52,500 Active 67 DOM
4. 2026-06-15
   days on market $52,500 Active 66 DOM
5. 2026-06-14
   days on market $52,500 Active 64 DOM
6. 2026-06-13
   days on market $52,500 Active 63 DOM
7. 2026-06-10
   days on market $52,500 Active 61 DOM
8. 2026-06-09
   days on market $52,500 Active 60 DOM
9. 2026-06-08
   days on market $52,500 Active 59 DOM
10. 2026-06-07
    days on market $52,500 Active 58 DOM
11. 2026-06-05
    days on market $52,500 Active 55 DOM
12. 2026-06-03
    days on market $52,500 Active 54 DOM
13. 2026-06-02
    days on market $52,500 Active 53 DOM
14. 2026-06-01
    days on market $52,500 Active 52 DOM
15. 2026-05-31
    days on market $52,500 Active 51 DOM
16. 2026-05-30
    days on market $52,500 Active 50 DOM
17. 2026-04-17
    status Active 713-char remark

    Show marketing remark (713 chars)

    Investor Opportunity – Portfolio Available! Turnkey investment property with tenant in place generating $850month in rental income. This property is part of a 3-property investment portfolio, all available for purchase individually or as a package. Portfolio includes: 323 Kelly St (MLS #21223458) 3201 Boss Ave (MLS #21223475) 7041 Penny St (MLS #21223523) All properties are currently occupied, offering immediate cash flow with no vacancy downtime. Excellent opportunity for investors looking to expand an existing portfolio or acquire multiple income-producing properties at once. Seller is open to selling individually or as a package. Package pricing and details available upon request.

18. 2026-04-06
    status Pending 713-char remark

    Show marketing remark (713 chars)

    Investor Opportunity – Portfolio Available! Turnkey investment property with tenant in place generating $850month in rental income. This property is part of a 3-property investment portfolio, all available for purchase individually or as a package. Portfolio includes: 323 Kelly St (MLS #21223458) 3201 Boss Ave (MLS #21223475) 7041 Penny St (MLS #21223523) All properties are currently occupied, offering immediate cash flow with no vacancy downtime. Excellent opportunity for investors looking to expand an existing portfolio or acquire multiple income-producing properties at once. Seller is open to selling individually or as a package. Package pricing and details available upon request.

19. 2026-03-30
    listed $52,500 Active 713-char remark

    Show marketing remark (713 chars)

    Investor Opportunity – Portfolio Available! Turnkey investment property with tenant in place generating $850month in rental income. This property is part of a 3-property investment portfolio, all available for purchase individually or as a package. Portfolio includes: 323 Kelly St (MLS #21223458) 3201 Boss Ave (MLS #21223475) 7041 Penny St (MLS #21223523) All properties are currently occupied, offering immediate cash flow with no vacancy downtime. Excellent opportunity for investors looking to expand an existing portfolio or acquire multiple income-producing properties at once. Seller is open to selling individually or as a package. Package pricing and details available upon request.

20. 2024-11-27
    historical $750
21. 2024-10-22
    price $750
22. 2024-10-09
    listed $800
23. 2024-04-13
    historical $800
24. 2024-04-11
    listed $800
25. 2024-04-10
    historical $800
26. 2024-04-04
    listed $800
27. 2024-01-25
    soldstatus Closed 167-char remark

    Show marketing remark (167 chars)

    Investment Opportunity!!! 2-Bedroom, 1-bathroom, corner lot. Roof replaced in 2021. Plumbing has been redone and gas lines added to the property by CenterPoint Energy.

28. 2024-01-11
    status Pending 167-char remark

    Show marketing remark (167 chars)

    Investment Opportunity!!! 2-Bedroom, 1-bathroom, corner lot. Roof replaced in 2021. Plumbing has been redone and gas lines added to the property by CenterPoint Energy.

29. 2023-12-18
    listed $32,000 Active 167-char remark

    Show marketing remark (167 chars)

    Investment Opportunity!!! 2-Bedroom, 1-bathroom, corner lot. Roof replaced in 2021. Plumbing has been redone and gas lines added to the property by CenterPoint Energy.

30. 2023-12-17
    historical
31. 2023-11-06
    listed $35,000 Active
32. 2023-09-06
    historical
33. 2023-07-21
    price $28,000
34. 2023-07-21
    status Active
35. 2023-07-14
    status Pending
36. 2023-06-24
    price $29,500
37. 2023-06-06
    listed $35,000 Active
38. 2023-06-05
    historical
39. 2023-05-12
    listed $35,000 Active
40. 2006-03-27
    soldstatus
41. 2002-10-01
    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: $339 · $28/mo
• Projected year-2 tax: $339 · $28/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 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: $10,465
• − Mortgage interest: −$2,941
• − Property taxes: −$339
• − Insurance: −$262
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$1,527
• Taxable income: $3,721
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $3,469/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 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: ▼ -1.18%
• Current HPI: 54.4158
• Rent YoY: —
• 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

+50.0% since first listed

25 events — show timeline

• 2026-04-17 Relisted — NTREIS
• 2026-04-06 Pending — NTREIS
• 2026-03-30 Listed $52,500 NTREIS
• 2024-11-27 Rental Removed $750 APPFOLIO
• 2024-10-22 Price Changed $750 APPFOLIO
• 2024-10-09 Listed for Rent $800 APPFOLIO
• 2024-04-13 Rental Removed $800 APPFOLIO
• 2024-04-11 Listed for Rent $800 APPFOLIO
• 2024-04-10 Rental Removed $800 APPFOLIO
• 2024-04-04 Listed for Rent $800 APPFOLIO
• 2024-01-25 Sold (MLS) — NTREIS
• 2024-01-11 Pending — NTREIS
• 2023-12-18 Listed $32,000 NTREIS
• 2023-12-17 Listing Removed — NTREIS
• 2023-11-06 Listed $35,000 NTREIS
• 2023-09-06 Listing Removed — NTREIS
• 2023-07-21 Price Changed $28,000 NTREIS
• 2023-07-21 Relisted — NTREIS
• 2023-07-14 Pending — NTREIS
• 2023-06-24 Price Changed $29,500 NTREIS
• 2023-06-06 Listed $35,000 NTREIS
• 2023-06-05 Listing Removed — NTREIS
• 2023-05-12 Listed $35,000 NTREIS
• 2006-03-27 Sold (Public Records) — Public Records
• 2002-10-01 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $339 · +0.4% YoY. Source: county tax records.