437 E Dalzell St · Shreveport, LA 71104

$59,000

3 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 14 Days on market

Built 1988 1.00 ac lot $45/sqft · 43% below area

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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 +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

1.4 acres (3 lots) in Shreveport, LA (71104) with a newly built 1-bedroom home completed in September 2025. This is not raw land the property includes a move-in ready home with utilities already started, offering immediate use with room to expand or develop. Home: 1 bed / 1 bath Approx. 450 sq ft Full kitchen with custom cabinets Open living + dining area Move-in ready Property: 3 lots total (approx. 1.4 acres) Corner lot Open land with space to build, expand, or subdivide Utilities: Electricity installed Water on property (active on front lot) New home needs final water connection Extras: 22x20 carport Older structure on front lots (rehab or remove) Purchase Options: Cash Financing avail

Key facts

• Newly built home
• Full kitchen
• Custom cabinets

Tags

• NEWLY BUILT HOME
• MOVE IN READY
• FULL KITCHEN
• CUSTOM CABINETS
• OPEN LIVING DINING AREA
• CORNER LOT

Property features AI

Exterior

• Home design: House
• Construction: 450 square feet living area
• Exterior features: 1-acre lot

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Cap rate 17.6% 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 $408 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.94% ✓
• Cap rate: 17.55%
• Cash-on-cash: 40.22%
• DSCR: 2.79
• GRM: 4.3

CMA / ARV

• ARV (median comp): $36,143
• List price: $59,000
• Delta: 63.24%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 E Wichita St	0.53mi	2/1.0 (-1)	1,342 (+1%)	3mo	$125,000	$93	66
123 Dalzell St	0.50mi	3/1.0	1,377 (+4%)	7mo	$80,000	$58	64
728 Kimbrough St	0.54mi	3/1.0	1,239 (-6%)	1mo	$136,800	$110	63
154 E Wyandotte St	0.59mi	3/1.5	1,264 (-4%)	6mo	$69,500	$55	58
2608 E Cavett Dr	0.41mi	3/1.0	1,169 (-12%)	5mo	$76,900	$66	57
2805 Doles Pl	0.65mi	3/1.5	1,249 (-6%)	2mo	$149,900	$120	57
2801 E Cavett Dr	0.56mi	3/1.5	1,224 (-8%)	5mo	$174,500	$143	55
131 Merrick St	0.54mi	2/1.0 (-1)	1,433 (+8%)	2mo	$40,000	$28	55
2903 Bolch St	0.68mi	3/1.5	1,275 (-4%)	7mo	$147,900	$116	54
745 E Washington St	0.46mi	4/2.0 (+1)	1,506 (+14%)	3mo	$166,400	$110	44
2839 Alvin Ln	0.74mi	3/1.0	1,135 (-14%)	2mo	$137,000	$121	40
3423 Broadmoor Blvd	0.72mi	2/1.0 (-1)	1,501 (+13%)	1mo	$189,000	$126	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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 2.59×
• Total profit: $26,331
• Equity at exit: $8,797

10-year hold

• IRR: 44.0%
• Equity multiple: 5.29×
• Total profit: $70,947
• Equity at exit: $5,101

Cash invested: $16,520 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$309
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $554

Break-even live

Break-even rent $442

Max offer price $59,000

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	13d	1	0.36mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	13d	1	0.41mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	0.43mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	21d	1	0.47mi
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	44d	1	0.48mi
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	13d	1	0.49mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	0.58mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	0.58mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	43d	1	0.59mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	13d	1	0.59mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	43d	1	0.62mi
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	21d	1	0.62mi
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	43d	1	0.63mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	13d	11	0.69mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$2,042	$2.20	13d	10	0.71mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	13d	1	0.72mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	43d	1	0.79mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	13d	1	0.81mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	43d	1	0.82mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	43d	1	0.87mi
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	13d	6	0.87mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	21d	1	0.88mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	43d	1	0.88mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	0.91mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	43d	1	0.95mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	43d	1	0.97mi
1147 Cornwell Ave Unit 1 Shreveport, LA	3.0	2.0	1200	$895	$0.75	13d	1	0.97mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	13d	1	0.98mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	43d	1	0.99mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	21d	1	1.06mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	13d	1	1.08mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	43d	1	1.10mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	21d	1	1.11mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	13d	1	1.11mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	13d	1	1.17mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	21d	1	1.19mi
219 E Slattery Blvd Shreveport, LA	2.0	1.0	1047	$1,000	$0.96	43d	1	1.22mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	13d	1	1.24mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	21d	1	1.25mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	43d	1	1.25mi

Listing history 18 events

1. 2026-06-18
   days on market $59,000 Active 14 DOM
2. 2026-06-17
   days on market $59,000 Active 13 DOM
3. 2026-06-16
   days on market $59,000 Active 12 DOM
4. 2026-06-15
   days on market $59,000 Active 11 DOM
5. 2026-06-14
   days on market $59,000 Active 9 DOM
6. 2026-06-13
   days on market $59,000 Active 8 DOM
7. 2026-06-10
   days on market $59,000 Active 6 DOM
8. 2026-06-09
   days on market $59,000 Active 5 DOM
9. 2026-06-08
   days on market $59,000 Active 4 DOM
10. 2026-06-07
    days on market $59,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    statusdays on marketlisting id $59,000 Active 1 DOM
13. 2024-11-08
    historical
14. 2024-09-10
    status Active
15. 2024-07-11
    status Active
16. 2024-06-11
    status Pending
17. 2024-05-05
    listed $15,000 Active
18. 2007-08-03
    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: $184 · $15/mo
• Projected year-2 tax: $324 · $27/mo
• Expected delta: +$141/yr (+$12/mo · 76.8%)

ⓘ 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 ≥111°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,716
• − Mortgage interest: −$3,305
• − Property taxes: −$184
• − Insurance: −$295
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$1,716
• Taxable income: $6,021
• Est. tax owed @ 24.0%: −$1,445
• After-tax cash flow: $5,199/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

+293.3% since first listed

7 events — show timeline

• 2026-06-04 Listed $59,000 ForSaleByOwner.com
• 2024-11-08 Listing Removed — NTREIS
• 2024-09-10 Relisted — NTREIS
• 2024-07-11 Relisted — NTREIS
• 2024-06-11 Pending — NTREIS
• 2024-05-05 Listed $15,000 NTREIS
• 2007-08-03 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2025): $184 · +0.4% YoY. Source: county tax records.