7209 Gregory St · Shreveport, LA 71108

$70,000

3 bd · 1.0 ba · 1,019 sqft · SingleFamily public records · 91 Days on market

Built 1960 9,496 sqft lot $69/sqft · 6% above area Est $73k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +9.5/10.0
• 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

This is a 3 bedroom, 1 bath house that was previously leased for $850 per month. Can be paired with #20757778 and #20757778

Key facts

• 9,496 sq ft lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 (+2.4%/yr); 138 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 38% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask is 7678% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.45% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.81%
• DSCR: 1.93
• GRM: 5.7

CMA / ARV

• ARV (median comp): $73,429
• List price: $70,000
• Delta: -4.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3012 Ivy Ln	0.14mi	3/1.0	983 (-4%)	6mo	$125,000	$127	82
7141 Janey St	0.43mi	3/1.0	1,050 (+3%)	11mo	$70,000	$67	66
7015 Louise St	0.23mi	3/1.0	1,108 (+9%)	22mo	$39,999	$36	56
2729 Marquette St	0.62mi	2/1.0 (-1)	1,000 (-2%)	9mo	$58,000	$58	56
3418 Valley View Dr	0.29mi	3/1.0	1,123 (+10%)	19mo	$54,000	$48	54
3027 Manson St	0.56mi	3/1.0	987 (-3%)	19mo	$19,900	$20	53
6507 Canal Blvd	0.69mi	2/1.0 (-1)	1,027 (+1%)	18mo	$25,250	$25	46
3430 Woodhaven Ln	0.31mi	4/2.0 (+1)	1,136 (+12%)	17mo	$169,900	$150	43
6610 W Canal Blvd	0.55mi	3/1.0	1,121 (+10%)	18mo	$22,000	$20	43
3606 Red Bud Ln	0.46mi	3/2.0	1,153 (+13%)	20mo	$47,250	$41	36
6525 Quilen Blvd	0.72mi	3/1.0	912 (-10%)	19mo	$39,900	$44	33
1006 Pine Tree Dr	0.72mi	2/1.0 (-1)	1,143 (+12%)	22mo	$40,000	$35	22

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: 12.5%
• Equity multiple: 1.49×
• Total profit: $9,671
• Equity at exit: $10,437

10-year hold

• IRR: 20.9%
• Equity multiple: 2.72×
• Total profit: $33,718
• Equity at exit: $6,052

Cash invested: $19,600 (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: 138
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,014 high
• Mortgage (P&I): −$367
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $340

Break-even live

Break-even rent $584

Max offer price $70,000

Occupancy floor 61%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7504 W Canal Blvd Shreveport, LA	3.0	1.0	1388	$1,150	$0.83	43d	1	0.21mi
3306 Valley View Dr Shreveport, LA	3.0	1.0	1300	$1,150	$0.88	21d	1	0.23mi
3437 Red Bud Ln Shreveport, LA	3.0	1.5	1393	$1,200	$0.86	21d	1	0.37mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	0.57mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	43d	1	0.63mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	0.75mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	21d	1	0.89mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	43d	1	0.92mi
7224 Union Ave Shreveport, LA	2.0	1.0	735	$625	$0.85	13d	1	0.95mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	43d	1	1.05mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	43d	1	1.05mi
702 Bringhurst Dr Shreveport, LA	3.0	1.5	1206	$1,100	$0.91	43d	1	1.09mi
622 W 75th St Shreveport, LA	2.0	1.0	833	$800	$0.96	21d	1	1.15mi
629 Woodmont Pl Shreveport, LA	3.0	1.0	1431	$1,295	$0.90	44d	1	1.16mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	13d	1	1.40mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	21d	1	1.41mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	1.47mi

Listing history 36 events

1. 2026-06-18
   days on market $70,000 Active 91 DOM
2. 2026-06-17
   days on market $70,000 Active 90 DOM
3. 2026-06-16
   days on market $70,000 Active 89 DOM
4. 2026-06-15
   days on market $70,000 Active 88 DOM
5. 2026-06-14
   days on market $70,000 Active 86 DOM
6. 2026-06-13
   days on market $70,000 Active 85 DOM
7. 2026-06-10
   days on market $70,000 Active 83 DOM
8. 2026-06-09
   days on market $70,000 Active 82 DOM
9. 2026-06-08
   days on market $70,000 Active 81 DOM
10. 2026-06-07
    days on market $70,000 Active 80 DOM
11. 2026-06-05
    days on market $70,000 Active 77 DOM
12. 2026-06-03
    days on market $70,000 Active 76 DOM
13. 2026-06-02
    days on market $70,000 Active 75 DOM
14. 2026-06-01
    days on market $70,000 Active 74 DOM
15. 2026-05-31
    days on market $70,000 Active 73 DOM
16. 2026-05-30
    days on market $70,000 Active 72 DOM
17. 2026-03-26
    historical $900
18. 2026-03-20
    listed $900
19. 2026-03-19
    listed $70,000 Active 129-char remark

    Show marketing remark (129 chars)

    This is a 3 bedroom, 1 bath house that was previously leased for $850 per month. Can be paired with #20757778 and #20757778

20. 2025-10-31
    historical
21. 2025-10-05
    historical $850
22. 2025-09-25
    listed $850
23. 2025-06-06
    status Active
24. 2025-04-05
    status Pending
25. 2025-03-19
    listed $72,500 Active
26. 2025-01-31
    historical
27. 2024-10-19
    listed $72,500 Active
28. 2024-01-08
    historical $850
29. 2023-12-30
    listed $850
30. 2021-07-23
    soldstatus Sold
31. 2021-07-23
    soldstatus $50,000
32. 2021-07-22
    status Pending
33. 2021-07-15
    status Active
34. 2021-06-16
    status Pending
35. 2021-06-07
    listed $55,000 Active
36. 2000-12-29
    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: $783 · $65/mo
• Projected year-2 tax: $783 · $65/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: $12,174
• − Mortgage interest: −$3,921
• − Property taxes: −$783
• − Insurance: −$350
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,036
• Taxable income: $3,136
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,327/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

+27.3% since first listed

20 events — show timeline

• 2026-03-26 Rental Removed $900 APPFOLIO
• 2026-03-20 Listed for Rent $900 APPFOLIO
• 2026-03-19 Listed $70,000 NTREIS
• 2025-10-31 Listing Removed — NTREIS
• 2025-10-05 Rental Removed $850 APPFOLIO
• 2025-09-25 Listed for Rent $850 APPFOLIO
• 2025-06-06 Relisted — NTREIS
• 2025-04-05 Pending — NTREIS
• 2025-03-19 Listed $72,500 NTREIS
• 2025-01-31 Listing Removed — NTREIS
• 2024-10-19 Listed $72,500 NTREIS
• 2024-01-08 Rental Removed $850 APPFOLIO
• 2023-12-30 Listed for Rent $850 APPFOLIO
• 2021-07-23 Sold (Public Records) $50,000 Public Records
• 2021-07-23 Sold (MLS) — NTREIS
• 2021-07-22 Pending — NTREIS
• 2021-07-15 Relisted — NTREIS
• 2021-06-16 Pending — NTREIS
• 2021-06-07 Listed $55,000 NTREIS
• 2000-12-29 Sold (Public Records) — Public Records

Property tax history

+13.6%/yr

Latest (2025): $783 · +0.4% YoY. Source: county tax records.