658 Topeka St · Shreveport, LA 71101

$80,000

4 bd · 1.5 ba · 1,814 sqft · SingleFamily public records · 301 Days on market

Built 1950 10,454 sqft lot $44/sqft · 35% below area Est $123k · 35% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +4.8/10.0
• 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

Step into this spacious investment property featuring beautiful wood floors that bring warmth and character to the home. The layout offers large, open rooms with plenty of natural light, creating an inviting atmosphere. The spacious backyard provides endless opportunities for entertaining, gardening, or future enhancements. With its combination of timeless charm and investment potential, this property is an excellent opportunity for buyers looking to add value and style. Schedule your viewing today!!

Key facts

• Spacious backyard
• Wood floors
• Natural light

Tags

• WOOD FLOORS
• SPACIOUS BACKYARD
• LARGE OPEN ROOMS
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 61 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• At $1,136/mo this rent would consume 70% of the median local household income ($19k/yr) (locally 702% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $312 of equity ($553 loan paydown + $-241 appreciation (-0.3% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 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 1950 — 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: 1.42% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (median comp): $123,420
• List price: $80,000
• Delta: -35.18%
• 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
648 Wichita	0.06mi	3/2.0 (-1)	1,809 (-0%)	13mo	$74,900	$41	79
445 Boulevard St	0.41mi	4/2.0	1,756 (-3%)	5mo	$175,000	$100	70
813 Dalzell St	0.41mi	3/2.0 (-1)	1,771 (-2%)	8mo	$164,500	$93	64
117 Merrick St	0.72mi	3/1.5 (-1)	1,762 (-3%)	1mo	$90,000	$51	56
1111 Prospect St	0.68mi	4/2.5	1,876 (+3%)	4mo	$150,000	$80	55
1515 Coty St	0.56mi	3/2.0 (-1)	1,753 (-3%)	8mo	$135,000	$77	54
2310 Highland Ave	0.39mi	3/1.5 (-1)	1,611 (-11%)	5mo	$115,000	$71	54
225 Prospect St	0.72mi	3/3.0 (-1)	1,819 (+0%)	9mo	$220,000	$121	48
2324 Scovell Ct	0.33mi	3/1.0 (-1)	2,032 (+12%)	12mo	$17,500	$9	47
149 College St	0.69mi	3/2.0 (-1)	1,735 (-4%)	9mo	$205,000	$118	46
250 Wilkinson St	0.74mi	4/2.0	1,900 (+5%)	14mo	$50,000	$26	44
742 Columbia St	0.70mi	5/2.0 (+1)	2,060 (+14%)	1mo	$114,900	$56	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.92×
• Total profit: $20,574
• Equity at exit: $22,033

10-year hold

• IRR: 24.0%
• Equity multiple: 3.59×
• Total profit: $58,102
• Equity at exit: $25,547

Cash invested: $22,400 (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 71101

• Home prices YoY: -0.4%
• Active inventory: 61
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$420
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $377

Break-even live

Break-even rent $658

Max offer price $80,000

Occupancy floor 62%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	44d	1	0.33mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	44d	1	0.33mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	13d	1	0.44mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	44d	1	0.47mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	21d	1	0.50mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	13d	1	0.96mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	13d	1	1.18mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	21d	1	1.18mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	44d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $80,000 Active 301 DOM
2. 2026-06-17
   days on market $80,000 Active 300 DOM
3. 2026-06-16
   days on market $80,000 Active 299 DOM
4. 2026-06-15
   days on market $80,000 Active 298 DOM
5. 2026-06-14
   days on market $80,000 Active 296 DOM
6. 2026-06-13
   days on market $80,000 Active 295 DOM
7. 2026-06-10
   days on market $80,000 Active 293 DOM
8. 2026-06-09
   days on market $80,000 Active 292 DOM
9. 2026-06-08
   days on market $80,000 Active 291 DOM
10. 2026-06-07
    days on market $80,000 Active 290 DOM
11. 2026-06-05
    days on market $80,000 Active 287 DOM
12. 2026-06-03
    days on market $80,000 Active 286 DOM
13. 2026-06-02
    days on market $80,000 Active 285 DOM
14. 2026-06-01
    days on market $80,000 Active 284 DOM
15. 2026-05-31
    days on market $80,000 Active 283 DOM
16. 2026-05-30
    days on market $80,000 Active 282 DOM
17. 2025-08-20
    listed $80,000 Active 505-char remark

    Show marketing remark (505 chars)

    Step into this spacious investment property featuring beautiful wood floors that bring warmth and character to the home. The layout offers large, open rooms with plenty of natural light, creating an inviting atmosphere. The spacious backyard provides endless opportunities for entertaining, gardening, or future enhancements. With its combination of timeless charm and investment potential, this property is an excellent opportunity for buyers looking to add value and style. Schedule your viewing today!!

18. 1992-02-20
    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: $802 · $67/mo
• Projected year-2 tax: $802 · $67/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 65% 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: $13,629
• − Mortgage interest: −$4,481
• − Property taxes: −$802
• − Insurance: −$400
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,327
• Taxable income: $3,437
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $3,705/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): 6,415
• Household income: $19,351
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 702.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 29% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Tagalog/Filipino 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: ▼ -0.30%
• Current HPI: 74.2131
• 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

2 events — show timeline

• 2025-08-20 Listed $80,000 NTREIS
• 1992-02-20 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2025): $802 · +0.4% YoY. Source: county tax records.