3223 Dearborn St · Shreveport, LA 71107

$135,000

3 bd · 1.0 ba · 1,211 sqft · SingleFamily public records · 24 Days on market

Built 1969 0.46 ac lot $111/sqft · 11% below area Est $151k · 11% 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 +29.5/30.0
• ARV discount +12.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick home in Shreveport offering space, privacy, and opportunity to make it your own. Located in the Oak Park area near North Market, this property provides a balance of convenience and room to spread out. The home features 3 bedrooms and 1 full bath with a functional layout and laminate flooring through the main living areas. The living room includes a ceiling fan and flows into an eat-in kitchen with a gas range and ample cabinet space. Outside, the property opens up to a large front yard with mature trees, a large backyard, and a storage building. Covered parking is available with a 2-car carport and additional driveway space. Central heating and air, city water and sewer, and single-story construction enhance the home's overall functionality. This property offers buyers space, investment potential, and the ability to update and personalize over time. The roof can be replaced prior to closing with an acceptable offer, with the cost added to the sales price. Convenient access to North Market, I-220, and nearby shopping, dining, and everyday amenities.

Key facts

• 0.46 acre lot
• 2 parking spots
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: crime F, amenities F, commute 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.
• Zoned schools: North Highlands Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 354 students, 75% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Northwood High School (math 14% / reading 35%, grade F, #153 of 265 statewide, top 62%, 1,068 students, 53% FRL).
• Zoned-school proficiency averages 46% at this address vs 26% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 261 active listings in the ZIP; 4 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; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $99k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $132,975 (1.5% 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: 1.21% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.32%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

• ARV (median comp): $151,320
• List price: $135,000
• Delta: -10.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3223 Dearborn St	0.00mi	3/1.0	1,211 (0%)	1mo	$135,000	$111	100
3212 Dearborn St	0.07mi	3/1.0	1,267 (+5%)	7mo	$140,000	$110	83
724 Dodd Dr	0.52mi	3/1.0	1,172 (-3%)	10mo	$149,000	$127	62
3700 Cornell Dr	0.47mi	3/2.0	1,326 (+10%)	6mo	$190,000	$143	53
3836 Cornell Dr	0.63mi	3/2.0	1,354 (+12%)	20mo	$120,000	$89	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $8,810
• Equity at exit: $20,129

10-year hold

• IRR: 15.4%
• Equity multiple: 2.24×
• Total profit: $47,040
• Equity at exit: $11,672

Cash invested: $37,800 (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 71107

• Home prices YoY: -34.5%
• Active inventory: 261
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $483

Break-even live

Break-even rent $1,023

Max offer price $135,000

Occupancy floor 65%

Sensitivity live

Price	-10% $559	-5% $521	+0% $483	+5% $444	+10% $406
Rent	-10% $354	-5% $418	+0% $483	+5% $547	+10% $612
Rate	-1.0pp $551	-0.5pp $517	base $483	+0.5pp $448	+1.0pp $412

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 Deer Park Rd Shreveport, LA	3.0	2.0	1470	$1,825	$1.24	45d	1	0.13mi
775 Highland Square Dr Shreveport, LA	2.0	1.5	1248	$1,225	$0.98	45d	1	0.73mi
1250 Hawkins St Shreveport, LA	4.0	2.0	1290	$1,100	$0.85	15d	1	0.94mi
4074 Jayce Michael Dr Shreveport, LA	3.0	2.0	1478	$1,950	$1.32	15d	1	1.47mi

Listing history 13 events

1. 2026-05-04
   status Pending 1088-char remark

   Show marketing remark (1088 chars)

   Brick home in Shreveport offering space, privacy, and opportunity to make it your own. Located in the Oak Park area near North Market, this property provides a balance of convenience and room to spread out. The home features 3 bedrooms and 1 full bath with a functional layout and laminate flooring through the main living areas. The living room includes a ceiling fan and flows into an eat-in kitchen with a gas range and ample cabinet space. Outside, the property opens up to a large front yard with mature trees, a large backyard, and a storage building. Covered parking is available with a 2-car carport and additional driveway space. Central heating and air, city water and sewer, and single-story construction enhance the home's overall functionality. This property offers buyers space, investment potential, and the ability to update and personalize over time. The roof can be replaced prior to closing with an acceptable offer, with the cost added to the sales price. Convenient access to North Market, I-220, and nearby shopping, dining, and everyday amenities.

2. 2026-05-02
   price $135,000 1088-char remark

   Show marketing remark (1088 chars)

   Brick home in Shreveport offering space, privacy, and opportunity to make it your own. Located in the Oak Park area near North Market, this property provides a balance of convenience and room to spread out. The home features 3 bedrooms and 1 full bath with a functional layout and laminate flooring through the main living areas. The living room includes a ceiling fan and flows into an eat-in kitchen with a gas range and ample cabinet space. Outside, the property opens up to a large front yard with mature trees, a large backyard, and a storage building. Covered parking is available with a 2-car carport and additional driveway space. Central heating and air, city water and sewer, and single-story construction enhance the home's overall functionality. This property offers buyers space, investment potential, and the ability to update and personalize over time. The roof can be replaced prior to closing with an acceptable offer, with the cost added to the sales price. Convenient access to North Market, I-220, and nearby shopping, dining, and everyday amenities.

3. 2026-04-09
   listed $124,900 Active 1088-char remark

   Show marketing remark (1088 chars)

   Brick home in Shreveport offering space, privacy, and opportunity to make it your own. Located in the Oak Park area near North Market, this property provides a balance of convenience and room to spread out. The home features 3 bedrooms and 1 full bath with a functional layout and laminate flooring through the main living areas. The living room includes a ceiling fan and flows into an eat-in kitchen with a gas range and ample cabinet space. Outside, the property opens up to a large front yard with mature trees, a large backyard, and a storage building. Covered parking is available with a 2-car carport and additional driveway space. Central heating and air, city water and sewer, and single-story construction enhance the home's overall functionality. This property offers buyers space, investment potential, and the ability to update and personalize over time. The roof can be replaced prior to closing with an acceptable offer, with the cost added to the sales price. Convenient access to North Market, I-220, and nearby shopping, dining, and everyday amenities.

4. 2025-10-27
   price $124,000
5. 2025-09-27
   listed $126,500 Active
6. 2025-09-26
   historical
7. 2025-09-05
   price $124,000
8. 2025-08-19
   status Active
9. 2025-06-10
   status Pending
10. 2025-05-16
    price $129,000
11. 2025-04-24
    price $134,000
12. 2025-03-26
    listed $139,000 Active
13. 2024-03-15
    soldstatus $98,900

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$219/yr (+$18/mo · 41.8%)

ⓘ 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 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,602
• − Mortgage interest: −$7,562
• − Property taxes: −$524
• − Insurance: −$675
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$3,927
• Taxable income: $3,778
• Est. tax owed @ 24.0%: −$907
• After-tax cash flow: $4,885/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): 31,734
• Household income: $48,365
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1346.0

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 51% White 43% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -62.11%
• Current HPI: 117.801
• 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

+36.5% since first listed

13 events — show timeline

• 2026-05-04 Pending — NTREIS
• 2026-05-02 Price Changed $135,000 NTREIS
• 2026-04-09 Listed $124,900 NTREIS
• 2025-10-27 Price Changed $124,000 NTREIS
• 2025-09-27 Listed $126,500 NTREIS
• 2025-09-26 Listing Removed — NTREIS
• 2025-09-05 Price Changed $124,000 NTREIS
• 2025-08-19 Relisted — NTREIS
• 2025-06-10 Pending — NTREIS
• 2025-05-16 Price Changed $129,000 NTREIS
• 2025-04-24 Price Changed $134,000 NTREIS
• 2025-03-26 Listed $139,000 NTREIS
• 2024-03-15 Sold (Public Records) $98,900 Public Records

Property tax history

-1.0%/yr

Latest (2025): $524 · +0.4% YoY. Source: county tax records.