628 Harrison St · Shreveport, LA 71106

$88,450

3 bd · 1.0 ba · 999 sqft · SingleFamily public records · 130 Days on market

Built 1960 0.32 ac lot $89/sqft · 139% above area ↓ 20% since listing

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This this property has been COMPLETELY REMODELED and made new again! 628 Harrison has so much to offer: BRAND NEW WINDOWS. BRAND NEW AC SYSTEM. BRAND NEW HOT WATER HEATER. BRAND NEW ROOF! 3 bedrooms, 1 full bathroom, with fresh paint colors throughout. Trendy fixtures light up this home to make it warm and inviting. Ac ducts and condenser are under warranty for labor for 3 years and equipment for 10 years. Hot water heater is under warranty for 5 years.

Key facts

• New hot water heater
• New ac system
• New roof

Tags

• NEW WINDOWS
• NEW AC SYSTEM
• NEW HOT WATER HEATER
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $88k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 fast (+7.5%/yr); 487 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $612 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 + 7.5% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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, 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 $77,836 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $46,588
• List price: $88,450
• Delta: 89.86%
• 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
422 W 76th St	0.32mi	3/1.0	1,068 (+7%)	2mo	$27,900	$26	72
606 Bringhurst Dr	0.11mi	3/2.0	1,079 (+8%)	13mo	$29,900	$28	66
535 Browning St	0.20mi	3/1.0	1,117 (+12%)	8mo	$35,000	$31	64
8422 Donna Ln	0.55mi	3/1.0	1,014 (+2%)	11mo	$69,900	$69	63
7003 Sherwood Cir	0.62mi	3/1.0	1,059 (+6%)	8mo	$40,000	$38	55
355 W 75th St	0.45mi	3/1.5	1,085 (+9%)	11mo	$57,900	$53	54
7135 Wyngate Blvd	0.47mi	3/1.0	1,124 (+12%)	5mo	$51,950	$46	53
629 David Dr	0.50mi	3/1.5	1,064 (+6%)	13mo	$88,500	$83	53
8719 Lelia Ln	0.70mi	3/1.0	1,050 (+5%)	8mo	$69,900	$67	52
7123 Wyngate Blvd	0.51mi	3/1.0	1,146 (+15%)	2mo	$35,000	$31	50
7028 Union Ave	0.55mi	3/1.0	873 (-13%)	13mo	$50,000	$57	42
841 Huntington Ln	0.58mi	3/2.0	1,115 (+12%)	9mo	$24,900	$22	42

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,571
• Equity at exit: $13,188

10-year hold

• IRR: 17.6%
• Equity multiple: 2.75×
• Total profit: $43,287
• Equity at exit: $7,648

Cash invested: $24,766 (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 71106

• Rents YoY: 7.5%
• Active inventory: 487
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $984 high
• Mortgage (P&I): −$464
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $224

Break-even live

Break-even rent $701

Max offer price $88,450

Occupancy floor 72%

Sensitivity live

Price	-10% $274	-5% $249	+0% $224	+5% $199	+10% $174
Rent	-10% $146	-5% $185	+0% $224	+5% $263	+10% $302
Rate	-1.0pp $268	-0.5pp $246	base $224	+0.5pp $201	+1.0pp $178

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: $22,112
• Closing costs: $2,654
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	44d	1	0.19mi
622 W 75th St Shreveport, LA	2.0	1.0	833	$800	$0.96	22d	1	0.20mi
7224 Union Ave Shreveport, LA	2.0	1.0	735	$625	$0.85	14d	1	0.40mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	44d	1	0.45mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	22d	1	0.53mi
323 W 83rd St Shreveport, LA	3.0	1.0	973	$750	$0.77	44d	1	0.54mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	14d	1	0.62mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	44d	1	0.79mi
8902 Coyth Ln Shreveport, LA	3.0	2.0	1082	$1,200	$1.11	44d	1	0.85mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	22d	1	0.92mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	22d	1	1.16mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	44d	1	1.21mi

Listing history 26 events

1. 2026-06-10
   days on market $88,450 Active 130 DOM
2. 2026-06-09
   days on market $88,450 Active 129 DOM
3. 2026-06-08
   days on market $88,450 Active 128 DOM
4. 2026-06-07
   days on market $88,450 Active 127 DOM
5. 2026-06-05
   days on market $88,450 Active 124 DOM
6. 2026-06-03
   days on market $88,450 Active 123 DOM
7. 2026-06-02
   days on market $88,450 Active 122 DOM
8. 2026-06-01
   days on market $88,450 Active 121 DOM
9. 2026-05-31
   days on market $88,450 Active 120 DOM
10. 2026-05-30
    days on market $88,450 Active 119 DOM
11. 2026-05-04
    status Active 457-char remark

    Show marketing remark (457 chars)

    This this property has been COMPLETELY REMODELED and made new again! 628 Harrison has so much to offer: BRAND NEW WINDOWS. BRAND NEW AC SYSTEM. BRAND NEW HOT WATER HEATER. BRAND NEW ROOF! 3 bedrooms, 1 full bathroom, with fresh paint colors throughout. Trendy fixtures light up this home to make it warm and inviting. Ac ducts and condenser are under warranty for labor for 3 years and equipment for 10 years. Hot water heater is under warranty for 5 years.

12. 2026-05-04
    historical Active Contingent 457-char remark

    Show marketing remark (457 chars)

    This this property has been COMPLETELY REMODELED and made new again! 628 Harrison has so much to offer: BRAND NEW WINDOWS. BRAND NEW AC SYSTEM. BRAND NEW HOT WATER HEATER. BRAND NEW ROOF! 3 bedrooms, 1 full bathroom, with fresh paint colors throughout. Trendy fixtures light up this home to make it warm and inviting. Ac ducts and condenser are under warranty for labor for 3 years and equipment for 10 years. Hot water heater is under warranty for 5 years.

13. 2026-04-03
    status Pending 457-char remark

    Show marketing remark (457 chars)

    This this property has been COMPLETELY REMODELED and made new again! 628 Harrison has so much to offer: BRAND NEW WINDOWS. BRAND NEW AC SYSTEM. BRAND NEW HOT WATER HEATER. BRAND NEW ROOF! 3 bedrooms, 1 full bathroom, with fresh paint colors throughout. Trendy fixtures light up this home to make it warm and inviting. Ac ducts and condenser are under warranty for labor for 3 years and equipment for 10 years. Hot water heater is under warranty for 5 years.

14. 2025-12-30
    listed $88,450 Active 457-char remark

    Show marketing remark (457 chars)

    This this property has been COMPLETELY REMODELED and made new again! 628 Harrison has so much to offer: BRAND NEW WINDOWS. BRAND NEW AC SYSTEM. BRAND NEW HOT WATER HEATER. BRAND NEW ROOF! 3 bedrooms, 1 full bathroom, with fresh paint colors throughout. Trendy fixtures light up this home to make it warm and inviting. Ac ducts and condenser are under warranty for labor for 3 years and equipment for 10 years. Hot water heater is under warranty for 5 years.

15. 2025-04-28
    soldstatus Closed 562-char remark

    Show marketing remark (562 chars)

    This 3-bedroom, 1-bathroom home offers a prime investment opportunity with a spacious lot and ample potential for renovation. This property is perfect for those looking to unlock value through upgrades and improvements. The large yard provides plenty of space for outdoor enhancements. With some renovations, this home could become a sought-after rental or a resale gem. Don't miss your chance to transform this property into a cash-flowing asset! Package available with seller creative financing, other properties in package are 1759 Nicholson and 1821 Jenkins.

16. 2025-04-16
    status Pending 562-char remark

    Show marketing remark (562 chars)

    This 3-bedroom, 1-bathroom home offers a prime investment opportunity with a spacious lot and ample potential for renovation. This property is perfect for those looking to unlock value through upgrades and improvements. The large yard provides plenty of space for outdoor enhancements. With some renovations, this home could become a sought-after rental or a resale gem. Don't miss your chance to transform this property into a cash-flowing asset! Package available with seller creative financing, other properties in package are 1759 Nicholson and 1821 Jenkins.

17. 2025-04-08
    price $19,800 562-char remark

    Show marketing remark (562 chars)

    This 3-bedroom, 1-bathroom home offers a prime investment opportunity with a spacious lot and ample potential for renovation. This property is perfect for those looking to unlock value through upgrades and improvements. The large yard provides plenty of space for outdoor enhancements. With some renovations, this home could become a sought-after rental or a resale gem. Don't miss your chance to transform this property into a cash-flowing asset! Package available with seller creative financing, other properties in package are 1759 Nicholson and 1821 Jenkins.

18. 2025-02-27
    price $20,000 562-char remark

    Show marketing remark (562 chars)

    This 3-bedroom, 1-bathroom home offers a prime investment opportunity with a spacious lot and ample potential for renovation. This property is perfect for those looking to unlock value through upgrades and improvements. The large yard provides plenty of space for outdoor enhancements. With some renovations, this home could become a sought-after rental or a resale gem. Don't miss your chance to transform this property into a cash-flowing asset! Package available with seller creative financing, other properties in package are 1759 Nicholson and 1821 Jenkins.

19. 2025-02-16
    listed $21,000 Active 562-char remark

    Show marketing remark (562 chars)

    This 3-bedroom, 1-bathroom home offers a prime investment opportunity with a spacious lot and ample potential for renovation. This property is perfect for those looking to unlock value through upgrades and improvements. The large yard provides plenty of space for outdoor enhancements. With some renovations, this home could become a sought-after rental or a resale gem. Don't miss your chance to transform this property into a cash-flowing asset! Package available with seller creative financing, other properties in package are 1759 Nicholson and 1821 Jenkins.

20. 2024-05-17
    soldstatus $135,000
21. 2024-05-16
    soldstatus Closed
22. 2024-05-16
    listed $19,285 Active
23. 2014-01-16
    soldstatus $107,500
24. 2013-10-15
    soldstatus $111,000
25. 2004-06-28
    soldstatus
26. 1999-07-28
    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: $637 · $53/mo
• Projected year-2 tax: $637 · $53/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 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: $11,812
• − Mortgage interest: −$4,955
• − Property taxes: −$637
• − Insurance: −$442
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,573
• Taxable income: $1,315
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $2,370/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): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1333.0

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 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• 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

-20.3% since first listed

16 events — show timeline

• 2026-05-04 Relisted — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-03 Pending — NTREIS
• 2025-12-30 Listed $88,450 NTREIS
• 2025-04-28 Sold (MLS) — NTREIS
• 2025-04-16 Pending — NTREIS
• 2025-04-08 Price Changed $19,800 NTREIS
• 2025-02-27 Price Changed $20,000 NTREIS
• 2025-02-16 Listed $21,000 NTREIS
• 2024-05-17 Sold (Public Records) $135,000 Public Records
• 2024-05-16 Listed $19,285 NTREIS
• 2024-05-16 Sold (MLS) — NTREIS
• 2014-01-16 Sold (Public Records) $107,500 Public Records
• 2013-10-15 Sold (Public Records) $111,000 Public Records
• 2004-06-28 Sold (Public Records) — Public Records
• 1999-07-28 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $637 · +0.4% YoY. Source: county tax records.