117 E College St · Shreveport, LA 71104

$52,000

3 bd · 1.5 ba · 1,076 sqft · SingleFamily public records · 140 Days on market

Built 1945 7,710 sqft lot $48/sqft · 36% below area Est $95k · 45% under

---

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 +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained rental home with long term tenant in place. New HVAC in February 2025. Located in a quiet neighborhood. Convenient to Centenary College, Highland Park, Brookshires, Lilah's Bakery, Strawn's Eat Shop, VA Hospital, Magnolia School of Excellence and so much more.

Key facts

• Quiet neighborhood
• 7,710 sq ft lot
• Garage

Tags

• QUIET NEIGHBORHOOD
• CONVENIENT TO HIGHLAND PARK
• CONVENIENT TO BROOKSHIRES
• CONVENIENT TO LILAH'S BAKERY
• CONVENIENT TO VA HOSPITAL

🏷️ Possibly a rental listed for sale. The $52,000 price doesn't fit this home's estimated sale value (~$94,666) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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 (+3.6%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $360 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 + 3.6% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $45,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1945 — 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: 2.11% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.33%
• DSCR: 2.93
• GRM: 4.0

CMA / ARV

• ARV (median comp): $94,666
• List price: $52,000
• Delta: -45.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 E College	0.05mi	3/1.0	1,100 (+2%)	0mo	$10,000	$9	92
204 Boulevard St	0.19mi	2/1.0 (-1)	1,028 (-4%)	6mo	$38,000	$37	72
110 E Prospect St	0.18mi	3/1.0	1,211 (+12%)	7mo	$87,000	$72	63
230 E Lister St	0.51mi	3/1.0	1,068 (-1%)	14mo	$74,950	$70	62
316 Dalzell St	0.38mi	3/2.0	1,142 (+6%)	11mo	$148,000	$130	60
123 Lister St	0.47mi	2/1.0 (-1)	1,059 (-2%)	12mo	$65,000	$61	58
147 E Herndon St	0.39mi	2/1.0 (-1)	1,018 (-5%)	13mo	$45,000	$44	55
140 E Rutherford St	0.52mi	2/1.0 (-1)	1,130 (+5%)	9mo	$138,999	$123	53
432 E Merrick St	0.42mi	3/1.0	1,210 (+12%)	9mo	$50,000	$41	50
332 Prospect St	0.44mi	3/2.0	1,200 (+12%)	13mo	$95,000	$79	48
406 College St	0.44mi	2/1.0 (-1)	1,215 (+13%)	13mo	$50,000	$41	40
257 E Egan St	0.62mi	2/1.0 (-1)	931 (-14%)	13mo	$45,000	$48	31

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: 40.8%
• Equity multiple: 2.76×
• Total profit: $25,683
• Equity at exit: $7,753

10-year hold

• IRR: 47.3%
• Equity multiple: 5.68×
• Total profit: $68,076
• Equity at exit: $4,496

Cash invested: $14,560 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$273
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $526

Break-even live

Break-even rent $430

Max offer price $52,000

Occupancy floor 47%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	44d	1	0.10mi
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	13d	1	0.20mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	43d	1	0.20mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	13d	1	0.26mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	0.27mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	0.30mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	0.30mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	43d	1	0.39mi
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	21d	1	0.42mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	13d	1	0.44mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	13d	1	0.45mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	43d	1	0.46mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	0.50mi
2618 Roosevelt Ave Shreveport, LA	3.0	1.0	845	$1,000	$1.18	21d	1	0.50mi
253 E Jordan St Unit 251 Shreveport, LA	2.0	1.0	784	$900	$1.15	43d	1	0.57mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	21d	1	0.66mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	43d	1	0.74mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	13d	1	0.75mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	43d	1	0.76mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	21d	1	0.78mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	21d	1	0.80mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	13d	1	0.81mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	13d	1	0.82mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	13d	1	0.83mi
1147 Cornwell Ave Unit 1 Shreveport, LA	3.0	2.0	1200	$895	$0.75	13d	1	0.84mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	21d	1	0.86mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	43d	1	0.90mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	13d	1	0.92mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	13d	1	0.93mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	21d	1	0.97mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	21d	1	0.98mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$2,042	$2.20	13d	10	0.98mi
819 Boulevard St Shreveport, LA	2.0	1.0	900	$800	$0.89	21d	1	0.99mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	13d	11	1.09mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	44d	1	1.19mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	43d	1	1.19mi
219 E Slattery Blvd Shreveport, LA	2.0	1.0	1047	$1,000	$0.96	43d	1	1.21mi
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	13d	6	1.29mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	1.37mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	21d	1	1.40mi

Listing history 22 events

1. 2026-06-18
   days on market $52,000 Active 140 DOM
2. 2026-06-17
   days on market $52,000 Active 139 DOM
3. 2026-06-16
   days on market $52,000 Active 138 DOM
4. 2026-06-15
   days on market $52,000 Active 137 DOM
5. 2026-06-14
   days on market $52,000 Active 135 DOM
6. 2026-06-13
   days on market $52,000 Active 134 DOM
7. 2026-06-10
   days on market $52,000 Active 132 DOM
8. 2026-06-09
   days on market $52,000 Active 131 DOM
9. 2026-06-08
   days on market $52,000 Active 130 DOM
10. 2026-06-07
    days on market $52,000 Active 129 DOM
11. 2026-06-05
    pricedays on market $52,000 Active 126 DOM
12. 2026-06-03
    days on market $54,000 Active 125 DOM
13. 2026-06-02
    days on market $54,000 Active 124 DOM
14. 2026-06-01
    days on market $54,000 Active 123 DOM
15. 2026-05-31
    days on market $54,000 Active 122 DOM
16. 2026-05-30
    days on market $54,000 Active 121 DOM
17. 2026-04-24
    price $54,000 276-char remark

    Show marketing remark (276 chars)

    Well maintained rental home with long term tenant in place. New HVAC in February 2025. Located in a quiet neighborhood. Convenient to Centenary College, Highland Park, Brookshires, Lilah's Bakery, Strawn's Eat Shop, VA Hospital, Magnolia School of Excellence and so much more.

18. 2026-03-08
    price $57,000 276-char remark

    Show marketing remark (276 chars)

    Well maintained rental home with long term tenant in place. New HVAC in February 2025. Located in a quiet neighborhood. Convenient to Centenary College, Highland Park, Brookshires, Lilah's Bakery, Strawn's Eat Shop, VA Hospital, Magnolia School of Excellence and so much more.

19. 2026-01-28
    listed $60,000 Active 276-char remark

    Show marketing remark (276 chars)

    Well maintained rental home with long term tenant in place. New HVAC in February 2025. Located in a quiet neighborhood. Convenient to Centenary College, Highland Park, Brookshires, Lilah's Bakery, Strawn's Eat Shop, VA Hospital, Magnolia School of Excellence and so much more.

20. 2020-11-16
    soldstatus $45,000
21. 2004-03-31
    soldstatus
22. 1984-05-30
    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: $546 · $46/mo
• Projected year-2 tax: $546 · $46/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 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,149
• − Mortgage interest: −$2,913
• − Property taxes: −$546
• − Insurance: −$260
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$1,513
• Taxable income: $5,813
• Est. tax owed @ 24.0%: −$1,395
• After-tax cash flow: $4,914/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): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

+20.0% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $54,000 NTREIS
• 2026-03-08 Price Changed $57,000 NTREIS
• 2026-01-28 Listed $60,000 NTREIS
• 2020-11-16 Sold (Public Records) $45,000 Public Records
• 2004-03-31 Sold (Public Records) — Public Records
• 1984-05-30 Sold (Public Records) — Public Records

Property tax history

-1.5%/yr

Latest (2025): $546 · +0.4% YoY. Source: county tax records.