2791 Kelsey St · Shreveport, LA 71107

$93,000

3 bd · 1.0 ba · 913 sqft · SingleFamily public records · 125 Days on market

Built 1971 6,316 sqft lot $102/sqft · 67% above area Est $67k · 38% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 4-bedroom, 2 full bathroom home offering comfort, value, and versatility. Ideal for a first-time homebuyer or as an investment opportunity, this property features a functional floor plan with spacious living areas and generous bedroom sizes. Major updates include central heat and air installed in 2024, complete with new ductwork and exterior unit, providing peace of mind and energy efficiency. Refrigerator remains, making it a perfect move in ready home. Enjoy outdoor living in the fully fenced backyard, perfect for pets, play, or entertaining, with an additional storage building for tools and equipment. Conveniently located in a growing area of North Shreveport, close to popular restaurants, shopping, and everyday conveniences, with easy access to I-49 and I-220 for commuting.

Key facts

• Central heat and air
• 6,316 sq ft lot
• Built 1971

Tags

• CENTRAL HEAT AND AIR
• FULLY FENCED BACKYARD
• ADDITIONAL STORAGE BUILDING
• EASY ACCESS TO I-49 AND I-220

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 262 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($48k/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 $643 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1971 — 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: 1.37% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.18%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (median comp): $67,405
• List price: $93,000
• Delta: 37.97%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2638 Kemp Ln	0.61mi	3/1.5	970 (+6%)	2mo	$68,000	$70	57
3023 Oak Forest Ln	0.68mi	3/1.0	839 (-8%)	8mo	$15,000	$18	48
3032 Gordonia St	0.73mi	3/1.0	979 (+7%)	20mo	$210,000	$215	38

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $12,794
• Equity at exit: $13,867

10-year hold

• IRR: 21.3%
• Equity multiple: 2.80×
• Total profit: $46,946
• Equity at exit: $8,041

Cash invested: $26,040 (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 71107

• Home prices YoY: -34.5%
• Active inventory: 262
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $438

Break-even live

Break-even rent $720

Max offer price $93,000

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 Ridgeway St Shreveport, LA	2.0	1.0	890	$800	$0.90	44d	1	1.31mi

Listing history 28 events

1. 2026-06-18
   days on market $93,000 Active 125 DOM
2. 2026-06-17
   days on market $93,000 Active 124 DOM
3. 2026-06-16
   days on market $93,000 Active 123 DOM
4. 2026-06-15
   days on market $93,000 Active 122 DOM
5. 2026-06-14
   days on market $93,000 Active 120 DOM
6. 2026-06-13
   days on market $93,000 Active 119 DOM
7. 2026-06-10
   days on market $93,000 Active 117 DOM
8. 2026-06-09
   days on market $93,000 Active 116 DOM
9. 2026-06-08
   days on market $93,000 Active 115 DOM
10. 2026-06-07
    days on market $93,000 Active 114 DOM
11. 2026-06-05
    days on market $93,000 Active 111 DOM
12. 2026-06-03
    days on market $93,000 Active 110 DOM
13. 2026-06-02
    days on market $93,000 Active 109 DOM
14. 2026-06-01
    days on market $93,000 Active 108 DOM
15. 2026-05-31
    days on market $93,000 Active 107 DOM
16. 2026-05-30
    days on market $93,000 Active 106 DOM
17. 2026-04-30
    status Active 826-char remark

    Show marketing remark (826 chars)

    Welcome to this well-maintained 4-bedroom, 2 full bathroom home offering comfort, value, and versatility. Ideal for a first-time homebuyer or as an investment opportunity, this property features a functional floor plan with spacious living areas and generous bedroom sizes. Major updates include central heat and air installed in 2024, complete with new ductwork and exterior unit, providing peace of mind and energy efficiency. Refrigerator remains, making it a perfect move in ready home. Enjoy outdoor living in the fully fenced backyard, perfect for pets, play, or entertaining, with an additional storage building for tools and equipment. Conveniently located in a growing area of North Shreveport, close to popular restaurants, shopping, and everyday conveniences, with easy access to I-49 and I-220 for commuting.

18. 2026-04-28
    historical 826-char remark

    Show marketing remark (826 chars)

    Welcome to this well-maintained 4-bedroom, 2 full bathroom home offering comfort, value, and versatility. Ideal for a first-time homebuyer or as an investment opportunity, this property features a functional floor plan with spacious living areas and generous bedroom sizes. Major updates include central heat and air installed in 2024, complete with new ductwork and exterior unit, providing peace of mind and energy efficiency. Refrigerator remains, making it a perfect move in ready home. Enjoy outdoor living in the fully fenced backyard, perfect for pets, play, or entertaining, with an additional storage building for tools and equipment. Conveniently located in a growing area of North Shreveport, close to popular restaurants, shopping, and everyday conveniences, with easy access to I-49 and I-220 for commuting.

19. 2026-04-24
    price $93,000 826-char remark

    Show marketing remark (826 chars)

    Welcome to this well-maintained 4-bedroom, 2 full bathroom home offering comfort, value, and versatility. Ideal for a first-time homebuyer or as an investment opportunity, this property features a functional floor plan with spacious living areas and generous bedroom sizes. Major updates include central heat and air installed in 2024, complete with new ductwork and exterior unit, providing peace of mind and energy efficiency. Refrigerator remains, making it a perfect move in ready home. Enjoy outdoor living in the fully fenced backyard, perfect for pets, play, or entertaining, with an additional storage building for tools and equipment. Conveniently located in a growing area of North Shreveport, close to popular restaurants, shopping, and everyday conveniences, with easy access to I-49 and I-220 for commuting.

20. 2026-01-28
    listed $99,000 Active 826-char remark

    Show marketing remark (826 chars)

    Welcome to this well-maintained 4-bedroom, 2 full bathroom home offering comfort, value, and versatility. Ideal for a first-time homebuyer or as an investment opportunity, this property features a functional floor plan with spacious living areas and generous bedroom sizes. Major updates include central heat and air installed in 2024, complete with new ductwork and exterior unit, providing peace of mind and energy efficiency. Refrigerator remains, making it a perfect move in ready home. Enjoy outdoor living in the fully fenced backyard, perfect for pets, play, or entertaining, with an additional storage building for tools and equipment. Conveniently located in a growing area of North Shreveport, close to popular restaurants, shopping, and everyday conveniences, with easy access to I-49 and I-220 for commuting.

21. 2025-06-03
    historical $1,000
22. 2025-05-31
    listed $1,000
23. 2024-06-25
    soldstatus Closed 302-char remark

    Show marketing remark (302 chars)

    Updated 4 bed, 2.5 bath home in quiet neighborhood near Davis Raines Recreation Center & NE Cross Lake. New roof, laminate floors, 2” blinds & paint inside & out (2023). Fenced-in front & back yard. Rental income producing history ($900 a month). This home is not in a flood zone.

24. 2024-06-25
    soldstatus $89,900

    Show marketing remark (302 chars)

    Updated 4 bed, 2.5 bath home in quiet neighborhood near Davis Raines Recreation Center & NE Cross Lake. New roof, laminate floors, 2” blinds & paint inside & out (2023). Fenced-in front & back yard. Rental income producing history ($900 a month). This home is not in a flood zone.

25. 2024-05-23
    status Pending 302-char remark

    Show marketing remark (302 chars)

    Updated 4 bed, 2.5 bath home in quiet neighborhood near Davis Raines Recreation Center & NE Cross Lake. New roof, laminate floors, 2” blinds & paint inside & out (2023). Fenced-in front & back yard. Rental income producing history ($900 a month). This home is not in a flood zone.

26. 2024-05-16
    listed $89,900 Active 302-char remark

    Show marketing remark (302 chars)

    Updated 4 bed, 2.5 bath home in quiet neighborhood near Davis Raines Recreation Center & NE Cross Lake. New roof, laminate floors, 2” blinds & paint inside & out (2023). Fenced-in front & back yard. Rental income producing history ($900 a month). This home is not in a flood zone.

27. 2012-10-02
    soldstatus $31,000
28. 1994-03-07
    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: $506 · $42/mo
• Projected year-2 tax: $511 · $43/mo
• Expected delta: +$6/yr ($0/mo · 1.1%)

ⓘ 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 63% 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: $15,289
• − Mortgage interest: −$5,209
• − Property taxes: −$506
• − Insurance: −$465
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,705
• Taxable income: $3,957
• Est. tax owed @ 24.0%: −$950
• After-tax cash flow: $4,305/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): 31,734
• Household income: $48,365
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1346.0

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 0.55)
• Race & ethnicity: Black 51% White 43% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• 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: ▼ -62.11%
• Current HPI: 117.801
• Rent YoY: —
• 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

+200.0% since first listed

12 events — show timeline

• 2026-04-30 Relisted — NTREIS
• 2026-04-28 Listing Removed — NTREIS
• 2026-04-24 Price Changed $93,000 NTREIS
• 2026-01-28 Listed $99,000 NTREIS
• 2025-06-03 Rental Removed $1,000 NTREIS
• 2025-05-31 Listed for Rent $1,000 NTREIS
• 2024-06-25 Sold (Public Records) $89,900 Public Records
• 2024-06-25 Sold (MLS) — NTREIS
• 2024-05-23 Pending — NTREIS
• 2024-05-16 Listed $89,900 NTREIS
• 2012-10-02 Sold (Public Records) $31,000 Public Records
• 1994-03-07 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $506 · +0.4% YoY. Source: county tax records.