111 Carroll St · Shreveport, LA 71105

$165,000

3 bd · 1.5 ba · 1,671 sqft · SingleFamily public records · 20 Days on market

Built 2006 Est $201k · 18% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2 1/2 bath, updated kitchen, fireplace, covered parking, fenced yard, nice shady lot, all appliances remain 318-218-5846 for appt

Key facts

• Covered parking
• Fenced yard
• Shady lot

Tags

• UPDATED KITCHEN
• FIREPLACE
• COVERED PARKING
• FENCED YARD
• SHADY LOT
• ALL APPLIANCES REMAIN

Property features AI

Exterior

• Home design: Built in 2006; Single-family property
• Construction: 1671 finished living area
• Exterior features: Located in the Springlake and University Terrace subdivisions

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+3.9%/yr); 149 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($163k) 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $200,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5822 River Rd	0.20mi	3/2.0	1,717 (+3%)	1mo	$239,000	$139	83
333 Levin Ln	0.32mi	3/2.0	1,658 (-1%)	1mo	$200,000	$121	81
127 Vidor Ln	0.19mi	2/2.0 (-1)	1,563 (-6%)	3mo	$244,500	$156	71
180 Charles Ave	0.43mi	3/1.0	1,606 (-4%)	2mo	$179,995	$112	70
135 Carroll St	0.16mi	3/2.0	1,875 (+12%)	1mo	$232,500	$124	70
522 Levin Ln	0.47mi	3/2.0	1,609 (-4%)	1mo	$193,000	$120	69
2025 Horton Ave	0.59mi	3/2.0	1,655 (-1%)	0mo	$135,000	$82	69
329 Tallow Ln	0.33mi	3/2.0	1,797 (+8%)	3mo	$194,000	$108	68
505 Meadowbrook Ln	0.42mi	3/2.0	1,781 (+7%)	1mo	$99,000	$56	66
106 Bruce Ave	0.35mi	3/2.0	1,827 (+9%)	2mo	$220,000	$120	65
174 Lynn Ave	0.57mi	3/2.0	1,550 (-7%)	1mo	$199,000	$128	58
251 Roma Dr	0.68mi	2/2.0 (-1)	1,724 (+3%)	2mo	$175,000	$102	55

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-9,024
• Equity at exit: $24,602

10-year hold

• IRR: 5.5%
• Equity multiple: 1.43×
• Total profit: $19,663
• Equity at exit: $14,266

Cash invested: $46,200 (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 71105

• Rents YoY: 3.9%
• Active inventory: 149
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$865
• Tax from tax record: −$172 /mo · $2,063/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $253

Break-even live

Break-even rent $1,400

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Southfield Rd Shreveport, LA	3.0	1.0	1258	$1,395	$1.11	43d	1	0.28mi
6122 Burgundy Dr Shreveport, LA	4.0	2.0	2222	$2,500	$1.13	43d	1	0.38mi
119 Charles Ave Shreveport, LA	3.0	2.0	1518	$1,800	$1.19	43d	1	0.40mi
243 Justin Ave Shreveport, LA	3.0	1.0	1236	$1,400	$1.13	43d	1	0.47mi
186 Charles Ave Shreveport, LA	3.0	1.0	1320	$1,675	$1.27	21d	1	0.47mi
2011 Audubon Pl Shreveport, LA	3.0	2.0	1932	$1,800	$0.93	43d	1	0.57mi
2033 Horton Ave Shreveport, LA	3.0	2.0	1681	$1,750	$1.04	21d	1	0.57mi
216 Pennsylvania Ave Shreveport, LA	3.0	1.0	1199	$1,250	$1.04	21d	1	0.76mi
204 Leo Ave Shreveport, LA	4.0	2.0	1846	$2,000	$1.08	13d	1	0.92mi
7800 Youree Dr Shreveport, LA	1.0–3.0	1.0–2.0	1031	$1,724	$1.67	13d	41	1.46mi

Listing history 15 events

1. 2026-06-15
   days on market $165,000 Active 20 DOM
2. 2026-06-14
   days on market $165,000 Active 18 DOM
3. 2026-06-13
   days on market $165,000 Active 17 DOM
4. 2026-06-10
   days on market $165,000 Active 15 DOM
5. 2026-06-09
   days on market $165,000 Active 14 DOM
6. 2026-06-08
   days on market $165,000 Active 13 DOM
7. 2026-06-07
   days on market $165,000 Active 12 DOM
8. 2026-06-05
   days on market $165,000 Active 9 DOM
9. 2026-06-03
   days on market $165,000 Active 8 DOM
10. 2026-06-02
    days on market $165,000 Active 7 DOM
11. 2026-06-01
    days on market $165,000 Active 6 DOM
12. 2026-05-31
    days on market $165,000 Active 5 DOM
13. 2026-05-30
    days on market $165,000 Active 4 DOM
14. 2026-05-26
    listed $165,000 Active
15. 1990-10-26
    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: $2,063 · $172/mo
• Projected year-2 tax: $2,063 · $172/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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,636
• − Mortgage interest: −$9,243
• − Property taxes: −$2,063
• − Insurance: −$825
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$4,800
• Taxable income: $403
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $2,934/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

2 events — show timeline

• 2026-05-26 Listed $165,000 FSBO.com
• 1990-10-26 Sold (Public Records) — Public Records

Property tax history

-0.0%/yr

Latest (2025): $2,063 · +0.4% YoY. Source: county tax records.