2825 Corbitt St · Shreveport, LA 71108

$19,900

3 bd · 2.0 ba · 1,381 sqft · SingleFamily public records · 130 Days on market

Built 1950 7,318 sqft lot $14/sqft · 48% below area Est $36k · 44% under ↓ 29% since listing

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom and 2 full baths with nice size living room. Good size kitchen and bedrooms. Has office area or den. AGENTS: see agent remarks on submitting an offer.

Key facts

• 7,318 sq ft lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.4% 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: Caddo Heights Math/Science Elementary School (math 12% / reading 12%, grade F, #568 of 646 statewide, top 89%, 383 students, 86% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL).
• Zoned-school proficiency averages 49% at this address vs 26% district-wide (+22 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: Rents rising (+2.4%/yr); 139 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $597 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 + 2.4% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,512 (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 1950 — 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: 4.73% ✓
• Cap rate: 40.38%
• Cash-on-cash: 121.74%
• DSCR: 6.42
• GRM: 1.8

CMA / ARV

• ARV (median comp): $35,799
• List price: $19,900
• Delta: -44.41%
• 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
3016 Bibb St	0.16mi	3/2.0	1,351 (-2%)	10mo	$65,500	$48	80
2807 Morningside Dr	0.25mi	3/1.5	1,412 (+2%)	14mo	$44,000	$31	71
2830 Valley Ridge Rd	0.28mi	3/1.0	1,400 (+1%)	13mo	$65,000	$46	70
3004 Essex St	0.36mi	3/2.0	1,300 (-6%)	5mo	$12,500	$10	69
2647 Murray St	0.23mi	3/1.0	1,262 (-9%)	3mo	$78,000	$62	68
5349 Prentiss Ave	0.28mi	3/1.0	1,263 (-8%)	2mo	$35,000	$28	67
2916 Woodford St	0.34mi	3/2.0	1,482 (+7%)	10mo	$25,000	$17	63
4528 Rightway Ave	0.33mi	3/2.0	1,550 (+12%)	3mo	$84,900	$55	62
3108 Woodford St	0.41mi	3/1.0	1,300 (-6%)	7mo	$20,400	$16	61
3206 Lancaster St	0.64mi	3/2.0	1,262 (-9%)	4mo	$40,000	$32	52
1946 Hickory St	0.74mi	3/1.0	1,469 (+6%)	12mo	$55,000	$37	41
2754 Lakehurst Ave	0.71mi	3/1.5	1,214 (-12%)	10mo	$55,000	$45	37

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.78×
• Total profit: $32,225
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 13.95×
• Total profit: $72,178
• Equity at exit: $1,721

Cash invested: $5,572 (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 71108

• Rents YoY: 2.4%
• Active inventory: 139
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $942 high
• Mortgage (P&I): −$104
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $565

Break-even live

Break-even rent $226

Max offer price $19,900

Occupancy floor 35%

Sensitivity live

Price	-10% $577	-5% $571	+0% $565	+5% $560	+10% $554
Rent	-10% $491	-5% $528	+0% $565	+5% $602	+10% $640
Rate	-1.0pp $575	-0.5pp $570	base $565	+0.5pp $560	+1.0pp $555

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	45d	1	0.19mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	45d	1	0.37mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	22d	1	0.40mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	22d	1	0.49mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	22d	1	0.50mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	45d	1	0.71mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	15d	1	0.76mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	45d	1	0.78mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	22d	1	0.94mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	22d	1	1.00mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	22d	1	1.00mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	15d	1	1.01mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	22d	1	1.12mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	45d	1	1.13mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	15d	1	1.19mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	45d	1	1.21mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	22d	1	1.28mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	22d	1	1.30mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	45d	1	1.31mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	15d	1	1.33mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	45d	1	1.35mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	15d	1	1.37mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	15d	1	1.40mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	46d	1	1.47mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	15d	1	1.50mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	45d	1	1.50mi

Listing history 23 events

1. 2026-06-21
   days on market $19,900 Active 130 DOM
2. 2026-06-18
   days on market $19,900 Active 127 DOM
3. 2026-06-17
   days on market $19,900 Active 126 DOM
4. 2026-06-16
   days on market $19,900 Active 125 DOM
5. 2026-06-15
   days on market $19,900 Active 124 DOM
6. 2026-06-14
   days on market $19,900 Active 122 DOM
7. 2026-06-13
   pricedays on market $19,900 Active 121 DOM
8. 2026-06-10
   days on market $24,900 Active 119 DOM
9. 2026-06-09
   days on market $24,900 Active 118 DOM
10. 2026-06-08
    days on market $24,900 Active 117 DOM
11. 2026-06-07
    days on market $24,900 Active 116 DOM
12. 2026-06-05
    days on market $24,900 Active 113 DOM
13. 2026-06-03
    days on market $24,900 Active 112 DOM
14. 2026-06-02
    days on market $24,900 Active 111 DOM
15. 2026-06-01
    days on market $24,900 Active 110 DOM
16. 2026-05-31
    days on market $24,900 Active 109 DOM
17. 2026-05-30
    days on market $24,900 Active 108 DOM
18. 2026-04-22
    price $24,900 160-char remark

    Show marketing remark (160 chars)

    3 bedroom and 2 full baths with nice size living room. Good size kitchen and bedrooms. Has office area or den. AGENTS: see agent remarks on submitting an offer.

19. 2026-04-08
    status Active 160-char remark

    Show marketing remark (160 chars)

    3 bedroom and 2 full baths with nice size living room. Good size kitchen and bedrooms. Has office area or den. AGENTS: see agent remarks on submitting an offer.

20. 2026-03-31
    historical Active Contingent 160-char remark

    Show marketing remark (160 chars)

    3 bedroom and 2 full baths with nice size living room. Good size kitchen and bedrooms. Has office area or den. AGENTS: see agent remarks on submitting an offer.

21. 2026-03-18
    price $29,900 160-char remark

    Show marketing remark (160 chars)

    3 bedroom and 2 full baths with nice size living room. Good size kitchen and bedrooms. Has office area or den. AGENTS: see agent remarks on submitting an offer.

22. 2026-02-10
    listed $34,900 Active 160-char remark

    Show marketing remark (160 chars)

    3 bedroom and 2 full baths with nice size living room. Good size kitchen and bedrooms. Has office area or den. AGENTS: see agent remarks on submitting an offer.

23. 1999-08-23
    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: $791 · $66/mo
• Projected year-2 tax: $791 · $66/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 · 21 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: $11,299
• − Mortgage interest: −$1,115
• − Property taxes: −$791
• − Insurance: −$100
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$579
• Taxable income: $6,907
• Est. tax owed @ 24.0%: −$1,658
• After-tax cash flow: $5,126/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): 18,072
• Household income: $32,055
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 1526.0

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 (83%)
• Race & ethnicity: Black 83% White 11% Hispanic / Latino 4% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -58.98%
• Current HPI: 58.1377
• Rent YoY: ▲ 2.37%
• 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

-28.7% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $24,900 NTREIS
• 2026-04-08 Relisted — NTREIS
• 2026-03-31 Contingent — NTREIS
• 2026-03-18 Price Changed $29,900 NTREIS
• 2026-02-10 Listed $34,900 NTREIS
• 1999-08-23 Sold (Public Records) — Public Records

Property tax history

+13.9%/yr

Latest (2025): $791 · +0.4% YoY. Source: county tax records.