3109 Gorton Rd · Shreveport, LA 71119

$159,900

3 bd · 2.0 ba · 2,747 sqft · SingleFamily public records · 26 Days on market

Built 1955 0.51 ac lot $58/sqft · 36% below area Est $212k · 25% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.3/10.0
• 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

Spacious 4-bedroom, 2.5-bath home in Yarborough Subdivision offering over 2,300 square feet of versatile living space on a large half-acre lot. This unique layout includes multiple living areas and a private split-bedroom setup with its own exterior entrance and private bath, offering flexibility for guests, a home office, or additional privacy. The home features updated flooring throughout much of the property, mature trees, and additional storage space. Conveniently located near Cross Lake, I-20 & I-220, shopping, and restaurants, this property offers space, functionality, and convenience at an affordable price point. With plenty of room to personalize and make it your own, this hom

Key facts

• Large half-acre lot
• Private bath
• Exterior entrance

Tags

• LARGE HALF-ACRE LOT
• MULTIPLE LIVING AREAS
• PRIVATE SPLIT-BEDROOM SETUP
• EXTERIOR ENTRANCE
• PRIVATE BATH
• UPDATED FLOORING

Property features AI

Finance

• Other: Seller reserves the mineral rights
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No HOA / association

Exterior

• Parking: Concrete parking
• Utilities: City Water; City Sewer; Cable available; Municipal utility district: No
• Home design: Single-family residence; One story; Property attached: Yes; Subdivision: Yarbrough Sub
• Construction: Built in 1955; Preowned
• Exterior features: Half-acre lot (about 0.515 acres); City water and city sewer available; Cable available

Interior

• Kitchen: Refrigerator included
• Bedrooms: 4 bedrooms (Primary bedroom on level 1)
• Bathrooms: 3 total bathrooms (2 full, 1 half)
• Interior features: Kitchen island; Two living areas; One dining area; Family room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $149k (6.6% below list).
• Recommended offer: $149k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.7% in Shreveport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 156 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $90k; list at $160k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $149,327 (6.6% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.93% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $212,489
• List price: $159,900
• Delta: -24.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3132 Sandra Dr	0.06mi	4/2.5 (+1)	2,349 (-14%)	8mo	$205,000	$87	60
3044 Gorton Rd	0.23mi	4/3.0 (+1)	2,448 (-11%)	23mo	$189,900	$78	43
3305 Pines Rd	0.40mi	3/2.0	2,389 (-13%)	20mo	$230,000	$96	43
3404 Sandra Dr	0.64mi	4/3.0 (+1)	2,472 (-10%)	19mo	$249,000	$101	28

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-20,488
• Equity at exit: $23,842

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-10,813
• Equity at exit: $13,825

Cash invested: $44,772 (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 71119

• Home prices YoY: -25.7%
• Active inventory: 156
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $85

Break-even live

Break-even rent $1,386

Max offer price $159,900

Occupancy floor 89%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-09
   status $159,900 Pending 26 DOM
2. 2026-06-08
   days on market $159,900 Active Contingent 26 DOM
3. 2026-06-07
   days on market $159,900 Active Contingent 25 DOM
4. 2026-06-05
   days on market $159,900 Active Contingent 22 DOM
5. 2026-06-03
   days on market $159,900 Active Contingent 21 DOM
6. 2026-06-02
   days on market $159,900 Active Contingent 20 DOM
7. 2026-06-01
   days on market $159,900 Active Contingent 19 DOM
8. 2026-05-31
   days on market $159,900 Active Contingent 18 DOM
9. 2026-05-30
   days on market $159,900 Active Contingent 17 DOM
10. 2026-05-13
    listed $159,900 Active 826-char remark
11. 2026-05-13
    historical
12. 2026-05-06
    listed $159,900 Active
13. 2026-05-04
    historical $2,000
14. 2026-05-03
    historical
15. 2026-02-10
    listed $2,000
16. 2026-02-05
    status Active
17. 2026-01-27
    historical Active Contingent
18. 2026-01-20
    price $159,900
19. 2025-05-03
    listed $173,900 Active
20. 2024-10-27
    price $174,000
21. 2024-09-26
    price $179,000
22. 2024-09-12
    price $189,000
23. 2024-08-22
    listed $199,000 Active
24. 2020-11-04
    soldstatus $90,000
25. 2006-11-02
    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: $2,276 · $190/mo
• Projected year-2 tax: $2,276 · $190/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,919
• − Mortgage interest: −$8,957
• − Property taxes: −$2,276
• − Insurance: −$800
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$4,652
• Taxable loss: −$1,632
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $1,410/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
• City population: 164,123
• Population (ZIP): 10,364

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 (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• 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: ▼ -44.76%
• Current HPI: 129.6866
• Rent YoY: —
• Metro: —
• 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

+77.7% since first listed

18 events — show timeline

• 2026-06-09 Pending — NTREIS
• 2026-05-28 Contingent — NTREIS
• 2026-05-13 Listing Removed — NTREIS
• 2026-05-13 Listed $159,900 NTREIS
• 2026-05-06 Listed $159,900 NTREIS
• 2026-05-04 Rental Removed $2,000 NTREIS
• 2026-05-03 Listing Removed — NTREIS
• 2026-02-10 Listed for Rent $2,000 NTREIS
• 2026-02-05 Relisted — NTREIS
• 2026-01-27 Contingent — NTREIS
• 2026-01-20 Price Changed $159,900 NTREIS
• 2025-05-03 Listed $173,900 NTREIS
• 2024-10-27 Price Changed $174,000 NTREIS
• 2024-09-26 Price Changed $179,000 NTREIS
• 2024-09-12 Price Changed $189,000 NTREIS
• 2024-08-22 Listed $199,000 NTREIS
• 2020-11-04 Sold (Public Records) $90,000 Public Records
• 2006-11-02 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,276 · +0.4% YoY. Source: county tax records.