7000 Creswell Rd #216 · Shreveport, LA 71106

$65,000

2 bd · 2.0 ba · 1,120 sqft · Condo · 16 Days on market

Built 1970 Fair condition $58/sqft · 49% below area Est $128k · 49% under $165/mo HOA · 11% of rent

---

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

Key facts

• $165 HOA
• Built 1970
• Listed 16 days

Property features AI

Finance

• Other: Unit 25, Building 5, Villa Contessa Condominium
• Financial info: No second mortgage indicated
• HOA & community: Mandatory association with monthly fee of $165; Association covers grounds maintenance; HOA managed by VILLA CONTESSA

Exterior

• Parking: Parking lot (no covered spaces, no garage, no carport)
• Utilities: City water; City sewer
• Home design: Residential condominium; Single-story
• Construction: Built in 1970; Preowned
• Exterior features: Less than 0.5-acre lot; Located in Villa Contessa Condos

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Interior features: Decorative lighting; One living area; One dining area; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.0% 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: Rents rising fast (+7.5%/yr); 485 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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 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: 2.22% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.53%
• DSCR: 2.54
• GRM: 3.8

CMA / ARV

• ARV (median comp): $127,945
• List price: $65,000
• Delta: -49.20%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 2.64×
• Total profit: $29,778
• Equity at exit: $9,692

10-year hold

• IRR: 45.3%
• Equity multiple: 6.50×
• Total profit: $100,159
• Equity at exit: $5,620

Cash invested: $18,200 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$165
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $524

Break-even live

Break-even rent $777

Max offer price $65,000

Occupancy floor 59%

Sensitivity live

Price	-10% $569	-5% $546	+0% $524	+5% $501	+10% $479
Rent	-10% $410	-5% $467	+0% $524	+5% $581	+10% $637
Rate	-1.0pp $556	-0.5pp $540	base $524	+0.5pp $507	+1.0pp $490

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7000 Fern Ave Shreveport, LA	2.0	1.0–2.0	895	$1,605	$1.79	14d	6	0.58mi
530 E 81st St Shreveport, LA	3.0	1.0	1298	$800	$0.62	21d	1	0.98mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	44d	1	1.04mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	44d	1	1.25mi
215 Sand Beach Blvd Shreveport, LA	1.0–2.0	1.0–2.0	814	$1,640	$2.01	14d	6	1.28mi
8455 Fern Ave Shreveport, LA	1.0–2.0	1.0–2.0	978	$2,229	$2.28	14d	9	1.36mi

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 16 DOM
2. 2026-06-17
   days on market $65,000 Active 15 DOM
3. 2026-06-16
   days on market $65,000 Active 14 DOM
4. 2026-06-15
   days on market $65,000 Active 13 DOM
5. 2026-06-14
   days on market $65,000 Active 11 DOM
6. 2026-06-13
   days on market $65,000 Active 10 DOM
7. 2026-06-10
   days on market $65,000 Active 8 DOM
8. 2026-06-09
   days on market $65,000 Active 7 DOM
9. 2026-06-08
   days on market $65,000 Active 6 DOM
10. 2026-06-07
    days on market $65,000 Active 5 DOM
11. 2026-06-05
    days on market $65,000 Active 2 DOM
12. 2026-06-03
    statusdays on marketlisting id $65,000 Active 1 DOM
13. 2025-11-21
    listed $65,000 Active
14. 2022-09-12
    soldstatus Closed
15. 2022-08-26
    status Pending
16. 2022-08-22
    listed $45,000 Active

ⓘ 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: $17,284
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − HOA: −$1,980
• − Depreciation: −$1,891
• Taxable income: $5,707
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $4,915/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 · 2 photos

Fair 45/100 Cosmetic rehab

A fair condition condo with cosmetic updates needed, particularly in landscaping and exterior painting.

Repairs flagged

• Minor Landscaping — Needs trimming and some plants
• Minor Exterior walls — Some discoloration and minor cracks

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Needs trimming and some plants	Minor	$500–3,000
Exterior walls · Some discoloration and minor cracks	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1333.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• 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

+44.4% since first listed

6 events — show timeline

• 2026-06-02 Listed $65,000 NTREIS
• 2026-05-20 Listing Removed — NTREIS
• 2025-11-21 Listed $65,000 NTREIS
• 2022-09-12 Sold (MLS) — NTREIS
• 2022-08-26 Pending — NTREIS
• 2022-08-22 Listed $45,000 NTREIS