2824 Alkay Dr · Shreveport, LA 71118

$147,500

3 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 4 Days on market

Built 1969 1.00 ac lot $96/sqft · at area comps Est $154k · at est.

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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 +20.2/30.0
• ARV discount +9.4/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• 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

Well maintained home in a quiet subdivision. 4 bedrooms and 2 full baths with a large utility room office off of the eat in kitchen. An addition of a primary bedroom and bath with a walk in closet makes this a little different from all the other homes in the neighborhood. This is one you should see right away as it will go quickly. Make your appointment today.

Key facts

• 1 acre lot
• Parking
• Built 1969

Property features AI

Finance

• Other: Probate listing; Will not subdivide
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association; Community sidewalks

Exterior

• Parking: Attached carport; Covered parking (1); 1 carport space
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Asphalt roads/drive; Curbs; Cable available; Phone available; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property; Built in 1969
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Back yard fencing; Chain link fence; Sidewalks

Interior

• Kitchen: Built-in cabinets; Corian-type countertops; Dishwasher; Gas cooktop; Gas oven; Refrigerator
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom with ensuite bath and walk-in closet
• Flooring: Carpet; Ceramic tile; Linoleum; Wood
• Bathrooms: 2 full bathrooms; Bathroom(s) with tile counters
• Heating & cooling: Central heating; Central air; Electric heating components; Ceiling fan(s)
• Interior features: Eat-in kitchen; Walk-in closet(s); One living area; One dining area; Room count of 8
• Laundry & utility: Utility room with built-in cabinets; Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (3.4% below list).
• Recommended offer: $142k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 (+1.7%/yr); 115 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 34% 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 $1k of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $142,441 (3.4% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (median comp): $154,162
• List price: $147,500
• Delta: -4.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9034 Sara Ln	0.16mi	3/1.5	1,513 (-2%)	2mo	$165,000	$109	86
9028 Letha Ln	0.17mi	3/1.5	1,507 (-2%)	5mo	$169,900	$113	83
3037 Salem Dr	0.53mi	3/2.0	1,542 (+0%)	0mo	$175,000	$113	71
9014 Southwood Dr Unit 16-161404-17-19	0.22mi	3/2.0	1,695 (+10%)	4mo	$170,000	$100	66
2951 Salem Dr	0.40mi	3/2.0	1,635 (+6%)	3mo	$179,000	$109	65
9033 Hilton Dr	0.35mi	4/2.0 (+1)	1,459 (-5%)	2mo	$185,000	$127	64
9039 Sara Ln	0.18mi	4/2.0 (+1)	1,413 (-8%)	7mo	$154,950	$110	63
3038 Hoyte Dr	0.52mi	3/2.0	1,459 (-5%)	1mo	$125,000	$86	62
3050 Lone Oak Dr	0.33mi	3/1.5	1,720 (+12%)	2mo	$182,500	$106	62
8823 Kensington Dr	0.51mi	3/2.0	1,634 (+6%)	0mo	$140,000	$86	61
8866 Hedges Dr	0.60mi	3/2.0	1,582 (+3%)	5mo	$192,500	$122	59
8802 Kensington Dr	0.58mi	3/2.0	1,680 (+9%)	7mo	$219,900	$131	48

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-13,785
• Equity at exit: $21,993

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-3,894
• Equity at exit: $12,753

Cash invested: $41,300 (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: 115
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$774
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $187

Break-even live

Break-even rent $1,187

Max offer price $147,500

Occupancy floor 82%

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	13d	1	0.26mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	44d	1	0.31mi
3011 Mackey Ln Shreveport, LA	3.0	1.5	1222	$1,300	$1.06	13d	1	0.35mi
2935 Salem Dr Shreveport, LA	3.0	2.0	1581	$1,400	$0.89	13d	1	0.40mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	13d	3	0.48mi
8860 Bernay Dr Shreveport, LA	3.0	1.5	1200	$1,300	$1.08	44d	1	0.51mi
3002 Hazel Cir Shreveport, LA	4.0	2.0	1553	$1,500	$0.97	13d	1	0.64mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	21d	1	0.84mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	44d	11	1.00mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	44d	1	1.18mi

Listing history 3 events

1. 2026-05-11
   status Pending 366-char remark
2. 2026-04-16
   listed $147,500 Active 366-char remark
3. 1991-02-28
   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: $1,236 · $103/mo
• Projected year-2 tax: $1,236 · $103/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 2/10 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: $17,093
• − Mortgage interest: −$8,262
• − Property taxes: −$1,236
• − Insurance: −$738
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,291
• Taxable loss: −$169
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $2,288/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

3 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-04-16 Listed $147,500 NTREIS
• 1991-02-28 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,236 · +0.4% YoY. Source: county tax records.