2811 Frederick St · Shreveport, LA 71109

$26,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 837 Days on market

Built 1960 4,792 sqft lot $26/sqft · 38% below area Est $42k · 38% under

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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
• ARV discount +15.0/15.0
• 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

Listing remarks MLS

All info to be verified by buyer

Key facts

• 4,792 sq ft lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $26k).
• Recommended offer: $23k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.9% 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: 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: 125 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $180 of loan paydown is wiped out by about $307 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 837 days — a 12% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $22,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 837 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.26% ✓
• Cap rate: 27.90%
• Cash-on-cash: 77.18%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (median comp): $41,979
• List price: $26,000
• Delta: -38.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2908 Hardy St	0.20mi	2/1.0 (-1)	990 (-2%)	12mo	$42,998	$43	72
3147 Milton St	0.33mi	2/1.0 (-1)	951 (-6%)	1mo	$31,000	$33	69
2810 Milton St	0.09mi	2/1.0 (-1)	869 (-14%)	3mo	$24,900	$29	66
3240 Jackson St	0.52mi	2/1.0 (-1)	1,014 (+1%)	7mo	$34,900	$34	64
3211 Milton St	0.38mi	2/1.0 (-1)	961 (-5%)	9mo	$25,000	$26	62
2824 W Caperton St	0.44mi	2/1.0 (-1)	1,100 (+9%)	2mo	$60,900	$55	57
3145 Frederick St	0.31mi	3/2.0	900 (-11%)	10mo	$10,000	$11	55
1713 Madison Ave	0.66mi	3/1.0	1,066 (+6%)	5mo	$23,000	$22	55
3434 Judson St	0.58mi	2/1.0 (-1)	940 (-7%)	9mo	$62,500	$66	49
3220 Jackson St	0.49mi	3/1.0	858 (-15%)	6mo	$17,000	$20	47
3726 Portland Ave	0.69mi	2/1.0 (-1)	1,105 (+10%)	2mo	$50,500	$46	45
3501 Hardy St	0.64mi	2/1.0 (-1)	1,150 (+14%)	2mo	$25,000	$22	40

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: 78.5%
• Equity multiple: 4.80×
• Total profit: $27,678
• Equity at exit: $6,051

10-year hold

• IRR: 80.9%
• Equity multiple: 9.86×
• Total profit: $64,510
• Equity at exit: $6,164

Cash invested: $7,280 (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: 125
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $848 high
• Mortgage (P&I): −$136
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $468

Break-even live

Break-even rent $255

Max offer price $26,000

Occupancy floor 40%

Sensitivity live

Price	-10% $483	-5% $476	+0% $468	+5% $461	+10% $454
Rent	-10% $401	-5% $435	+0% $468	+5% $502	+10% $535
Rate	-1.0pp $481	-0.5pp $475	base $468	+0.5pp $461	+1.0pp $455

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	22d	1	0.39mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	14d	1	0.50mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	44d	1	0.51mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	14d	1	0.58mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	14d	1	0.63mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	22d	1	0.66mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	14d	1	0.70mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	22d	1	0.75mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	22d	1	0.84mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	44d	1	0.84mi
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	22d	1	0.85mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	14d	1	0.85mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	45d	1	0.85mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	14d	1	0.98mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	44d	1	0.99mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	14d	1	1.04mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	22d	1	1.08mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	1.08mi
2711 Thayer St Shreveport, LA	4.0	1.0	1436	$1,552	$1.08	44d	1	1.09mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	44d	1	1.10mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	44d	1	1.11mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$900	$0.90	44d	1	1.23mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	22d	1	1.29mi
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	44d	1	1.40mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	14d	1	1.46mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	22d	1	1.46mi

Listing history 32 events

1. 2026-06-21
   days on market $26,000 Active 837 DOM
2. 2026-06-18
   days on market $26,000 Active 834 DOM
3. 2026-06-17
   days on market $26,000 Active 833 DOM
4. 2026-06-16
   days on market $26,000 Active 832 DOM
5. 2026-06-15
   days on market $26,000 Active 831 DOM
6. 2026-06-14
   days on market $26,000 Active 829 DOM
7. 2026-06-13
   days on market $26,000 Active 828 DOM
8. 2026-06-10
   days on market $26,000 Active 826 DOM
9. 2026-06-09
   days on market $26,000 Active 825 DOM
10. 2026-06-08
    days on market $26,000 Active 824 DOM
11. 2026-06-07
    days on market $26,000 Active 823 DOM
12. 2026-06-05
    days on market $26,000 Active 820 DOM
13. 2026-06-03
    days on market $26,000 Active 819 DOM
14. 2026-06-02
    days on market $26,000 Active 818 DOM
15. 2026-06-01
    days on market $26,000 Active 817 DOM
16. 2026-05-31
    days on market $26,000 Active 816 DOM
17. 2026-05-30
    days on market $26,000 Active 815 DOM
18. 2026-04-14
    soldstatus $19,000
19. 2024-06-13
    price $26,000 32-char remark

    Show marketing remark (32 chars)

    All info to be verified by buyer

20. 2024-04-24
    price $28,500 32-char remark

    Show marketing remark (32 chars)

    All info to be verified by buyer

21. 2024-03-06
    listed $36,500 Active 32-char remark

    Show marketing remark (32 chars)

    All info to be verified by buyer

22. 2024-03-06
    historical

    Show marketing remark (32 chars)

    All info to be verified by buyer

23. 2024-03-06
    listed $36,500 Active

    Show marketing remark (32 chars)

    All info to be verified by buyer

24. 2024-03-04
    historical
25. 2023-11-14
    price $36,500
26. 2023-07-23
    listed $43,225 Active
27. 2018-12-03
    soldstatus $375,000
28. 2014-07-29
    soldstatus $60,360
29. 2011-01-31
    soldstatus $145,000
30. 2006-10-04
    soldstatus
31. 2004-07-12
    soldstatus
32. 1990-04-03
    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: $652 · $54/mo
• Projected year-2 tax: $652 · $54/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: $10,173
• − Mortgage interest: −$1,456
• − Property taxes: −$652
• − Insurance: −$130
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$756
• Taxable income: $5,551
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $4,287/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

-86.9% since first listed

15 events — show timeline

• 2026-04-14 Sold (Public Records) $19,000 Public Records
• 2024-06-13 Price Changed $26,000 NTREIS
• 2024-04-24 Price Changed $28,500 NTREIS
• 2024-03-06 Listed $36,500 NTREIS
• 2024-03-06 Listing Removed — NTREIS
• 2024-03-06 Listed $36,500 NTREIS
• 2024-03-04 Listing Removed — NTREIS
• 2023-11-14 Price Changed $36,500 NTREIS
• 2023-07-23 Listed $43,225 NTREIS
• 2018-12-03 Sold (Public Records) $375,000 Public Records
• 2014-07-29 Sold (Public Records) $60,360 Public Records
• 2011-01-31 Sold (Public Records) $145,000 Public Records
• 2006-10-04 Sold (Public Records) — Public Records
• 2004-07-12 Sold (Public Records) — Public Records
• 1990-04-03 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $652 · +0.4% YoY. Source: county tax records.