7000 Creswell Rd #117 · Shreveport, LA 71106

$58,000

1 bd · 1.0 ba · 995 sqft · Condo · 159 Days on market

Built 1970 Good condition $58/sqft · 59% below area $165/mo HOA · 16% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Available this 1 bedroom 1 bathroom downstairs unit. Updated kitchen and rents for $625.00 per month. Large bedroom and bathroom. Lots of living area. Community includes Community Swimming Pool and Community Laundry.

Key facts

• Covered patio
• Functional layout
• Separate dining area

Tags

• COVERED PATIO
• FUNCTIONAL LAYOUT
• SEPARATE DINING AREA

🏷️ Possibly a rental listed for sale. The $58,000 price doesn't fit this home's estimated sale value (~$141,673) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.5% 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 Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Captain Shreve High School (math 25% / reading 41%, grade F, #116 of 265 statewide, top 44%, 1,851 students, 49% FRL) — zoned schools average 36% FRL vs 64% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 26% district-wide (+33 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 fast (+7.5%/yr); 685 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 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 + 7.5% rent growth), your $16k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.74% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 4.8

CMA / ARV

• ARV (median comp): $141,673
• List price: $58,000
• Delta: -59.06%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 E 70th St	0.20mi	2/1.0 (+1)	1,119 (+12%)	2mo	$15,000	$13	64
7000 Creswell Rd #108	0.04mi	2/2.0 (+1)	1,225 (+23%)	5mo	$69,900	$57	60
5923 Henderson Ave	1.06mi	2/1.0 (+1)	984 (-1%)	3mo	$10,000	$10	56
255 Leland Dr	1.48mi	2/1.0 (+1)	936 (-6%)	12mo	$138,800	$148	40
4445 Clingman	1.44mi	2/1.0 (+1)	1,110 (+12%)	6mo	$155,000	$140	35
228 W 69th St	1.28mi	2/1.0 (+1)	1,031 (+4%)	23mo	$41,000	$40	35
6014 Southern Ave	1.14mi	2/1.0 (+1)	1,053 (+6%)	24mo	$34,000	$32	30
7620 Liberty St	0.53mi	2/1.5 (+1)	875 (-12%)	23mo	$60,900	$70	29
247 E 72nd St	0.89mi	2/1.0 (+1)	761 (-24%)	9mo	$34,900	$46	27
6410 Henderson Ave	0.86mi	2/1.0 (+1)	900 (-10%)	22mo	$27,500	$31	26
913 Robinhood St	0.86mi	2/2.0 (+1)	1,107 (+11%)	22mo	$94,000	$85	19
4417 Finley Dr	1.44mi	2/1.0 (+1)	1,160 (+17%)	21mo	$148,000	$128	17

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.64×
• Total profit: $10,383
• Equity at exit: $8,648

10-year hold

• IRR: 27.5%
• Equity multiple: 4.10×
• Total profit: $50,276
• Equity at exit: $5,015

Cash invested: $16,240 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71106

• Rents YoY: 7.5%
• Active inventory: 685
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,012 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$165
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $233

Break-even live

Break-even rent $716

Max offer price $58,000

Occupancy floor 72%

Sensitivity live

Price	-10% $273	-5% $253	+0% $233	+5% $213	+10% $193
Rent	-10% $153	-5% $193	+0% $233	+5% $273	+10% $313
Rate	-1.0pp $263	-0.5pp $248	base $233	+0.5pp $218	+1.0pp $203

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: $14,500
• Closing costs: $1,740
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7000 Fern Ave Shreveport, LA	1.0–2.0	1.0–2.0	777	$1,345	$1.73	2d	9	0.58mi
833 Evangeline Pl Shreveport, LA	2.0	1.0	904	$900	$1.00	44d	1	0.72mi
833 Evangeline Pl Shreveport, LA	2.0	1.0	904	$900	$1.00	28d	1	0.72mi
924 Drexel Dr Shreveport, LA	2.0	1.0	855	$900	$1.05	38d	1	0.78mi
924 Drexel Dr Shreveport, LA	2.0	1.0	855	$900	$1.05	29d	1	0.78mi
3820 Fairfield Ave #90 Shreveport, LA	2.0	1.5	950	$1,050	$1.11	51d	1	1.24mi
3820 Fairfield Ave #90 Shreveport, LA	2.0	1.5	950	$1,050	$1.11	1d	1	1.24mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	184d	1	1.25mi
215 Sand Beach Blvd Shreveport, LA	1.0–2.0	1.0–2.0	814	$1,045	$1.28	1d	6	1.28mi
318 W 68th St Shreveport, LA	2.0	1.0	900	$725	$0.81	10d	1	1.35mi
8455 Fern Ave Shreveport, LA	1.0–3.0	1.0–2.0	1105	$1,396	$1.26	1d	22	1.36mi
4440 Clingman Dr Shreveport, LA	2.0	1.0	1031	$1,625	$1.58	10d	1	1.41mi

Property features AI

Finance

• HOA & community: Mandatory association (Villa Contessa)Association fee $165 monthlyAssociation covers grounds maintenance

Exterior

• Parking: Parking lot
• Utilities: City waterCity sewerNo municipal utility district
• Home design: Residential condominiumOne levelBuilt in 1970Preowned unit
• Construction: Year built: 1970
• Exterior features: Lot under 0.5 acre (about 0.1 acre)Condominium in the Villa Contessa complexSubdivision: Villa Contessa Condos

Interior

• Kitchen: Dishwasher
• Bedrooms: Primary bedroom on level 1 (1 bedroom total)
• Bathrooms: 1 full bathroom
• Interior features: Built-in featuresOne living areaOne dining areaTotal rooms: 2

HOA detail $165/mo · $1,980/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $58,000 Active 159 DOM
2. 2026-11-07
   days on market $58,000 Active 158 DOM
3. 2026-11-06
   days on market $58,000 Active 157 DOM
4. 2026-11-05
   days on market $58,000 Active 156 DOM
5. 2026-11-04
   days on market $58,000 Active 155 DOM
6. 2026-11-02
   days on market $58,000 Active 153 DOM
7. 2026-11-01
   days on market $58,000 Active 152 DOM
8. 2026-10-31
   days on market $58,000 Active 151 DOM
9. 2026-10-30
   days on market $58,000 Active 150 DOM
10. 2026-10-29
    days on market $58,000 Active 149 DOM
11. 2026-10-28
    days on market $58,000 Active 148 DOM
12. 2026-10-27
    days on market $58,000 Active 147 DOM
13. 2026-10-26
    days on market $58,000 Active 146 DOM
14. 2026-10-25
    days on market $58,000 Active 145 DOM
15. 2026-10-24
    days on market $58,000 Active 144 DOM
16. 2026-10-23
    days on market $58,000 Active 143 DOM
17. 2026-10-22
    days on market $58,000 Active 142 DOM
18. 2026-10-21
    days on market $58,000 Active 141 DOM
19. 2026-10-20
    days on market $58,000 Active 140 DOM
20. 2026-10-19
    days on market $58,000 Active 139 DOM
21. 2026-10-18
    days on market $58,000 Active 138 DOM
22. 2026-10-17
    days on market $58,000 Active 137 DOM
23. 2026-10-16
    days on market $58,000 Active 136 DOM
24. 2026-10-15
    days on market $58,000 Active 135 DOM
25. 2026-10-14
    days on market $58,000 Active 134 DOM
26. 2026-10-13
    days on market $58,000 Active 133 DOM
27. 2026-10-12
    days on market $58,000 Active 132 DOM
28. 2026-10-11
    days on market $58,000 Active 131 DOM
29. 2026-10-10
    days on market $58,000 Active 130 DOM
30. 2026-10-09
    days on market $58,000 Active 129 DOM
31. 2026-10-08
    days on market $58,000 Active 128 DOM
32. 2026-10-07
    days on market $58,000 Active 127 DOM
33. 2026-10-06
    days on market $58,000 Active 126 DOM
34. 2026-10-05
    days on market $58,000 Active 125 DOM
35. 2026-10-04
    days on market $58,000 Active 124 DOM
36. 2026-10-04
    days on market $58,000 Active 123 DOM
37. 2026-10-02
    days on market $58,000 Active 122 DOM
38. 2026-10-01
    days on market $58,000 Active 121 DOM
39. 2026-09-30
    days on market $58,000 Active 120 DOM
40. 2026-09-29
    days on market $58,000 Active 119 DOM
41. 2026-09-28
    days on market $58,000 Active 118 DOM
42. 2026-09-27
    days on market $58,000 Active 117 DOM
43. 2026-09-26
    days on market $58,000 Active 116 DOM
44. 2026-09-25
    days on market $58,000 Active 115 DOM
45. 2026-09-24
    days on market $58,000 Active 114 DOM
46. 2026-09-24
    days on market $58,000 Active 113 DOM
47. 2026-09-22
    days on market $58,000 Active 112 DOM
48. 2026-09-21
    days on market $58,000 Active 111 DOM
49. 2026-09-20
    days on market $58,000 Active 110 DOM
50. 2026-09-19
    days on market $58,000 Active 109 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,140
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$971
• − Management: −$971
• − HOA: −$1,980
• − Depreciation: −$1,687
• Taxable income: $2,122
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $2,292/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $4,975–$14,925 screening

This remodeled 1-bedroom, 1-bath condo is in good condition with updated kitchen and bathrooms, making it a great investment opportunity.

Value-add opportunities

• Both update bathroom fixtures — modernize and improve functionality ↑
• Both install smart home devices — enhance convenience and energy efficiency ↑
• Both landscape front yard — improve curb appeal and add value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Broadmoor Stem Academy F LA #581/646 Nat'l #38,478/41,679 Middle Youree Dr. Middle Advanced Placement Magnet School F LA #144/218 Nat'l #10,902/14,009 High Captain Shreve High School F LA #116/265 Nat'l #10,273/17,239

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

D Composite livability gradescore 59/100

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 · 243,190 people
• City population: 164,123
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 0%

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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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• Metro: Shreveport-Bossier City, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• HOA & community: Mandatory association (Villa Contessa)Association fee $165 monthlyAssociation covers grounds maintenance

Exterior

• Parking: Parking lot
• Utilities: City waterCity sewerNo municipal utility district
• Home design: Residential condominiumOne levelBuilt in 1970Preowned unit
• Construction: Year built: 1970
• Exterior features: Lot under 0.5 acre (about 0.1 acre)Condominium in the Villa Contessa complexSubdivision: Villa Contessa Condos

Interior

• Kitchen: Dishwasher
• Bedrooms: Primary bedroom on level 1 (1 bedroom total)
• Bathrooms: 1 full bathroom
• Interior features: Built-in featuresOne living areaOne dining areaTotal rooms: 2

Price history

+65.7% since first listed

7 events — show timeline

• 2026-07-02 Price Changed $58,000 NTREIS
• 2026-06-02 Listed $63,000 NTREIS
• 2026-05-20 Listing Removed — NTREIS
• 2025-11-21 Listed $63,000 NTREIS
• 2022-09-12 Sold (MLS) — NTREIS
• 2022-08-26 Pending — NTREIS
• 2022-08-22 Listed $35,000 NTREIS