6700 Jefferson Paige Rd #48 · Shreveport, LA 71119

$49,999

2 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 385 Days on market

Built 2025 $39/sqft · 66% 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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look inside this thoughtfully designed 16' x 56' home offering 896 sq ft of cozy yet spacious living. With 2 bedrooms and 2 full bathrooms, this home features a split floor plan that provides privacy and functionality. The open kitchen includes a sleek bar countertop-perfect for two barstools-ideal for casual dining or entertaining. The large living room offers plenty of space for relaxing or hosting guests. The private wing features the primary bedroom and en-suite bath, creating a quiet retreat from the rest of the home. Whether you're starting out, downsizing, or looking for a smart investment, this home delivers comfort, style, and value. Schedule your showing today and see all this home has to offer!

Key facts

• Laundry facilities
• Basketball court
• Grassy open spaces

Tags

• GRASSY OPEN SPACES
• REFRESHING SWIM IN THE POOL
• BASKETBALL COURT
• GATHER IN THE CLUBHOUSE
• LAUNDRY FACILITIES
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $-61 ($-733/yr) — negative.
• To cash-flow at today's rent, offer at most $41k (17.7% below list).
• Meets the 1% rule at list price ($900 rent vs $50k).
• Recommended offer: $41k (17.7% below list) — sets the bar for cash-flow.
• Cap rate 15.1% 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: 156 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 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.

Negotiation context

• It's been on market 385 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 65% 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 $41,162 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.80% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.33%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $103,859
• List price: $49,999
• Delta: -51.86%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.4%
• Equity multiple: 0.16×
• Total profit: $-11,716
• Equity at exit: $7,455

10-year hold

• IRR: -17.9%
• Equity multiple: -0.01×
• Total profit: $-14,091
• Equity at exit: $4,323

Cash invested: $14,000 (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 71119

• Home prices YoY: -25.7%
• Active inventory: 156
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-61

Break-even live

Break-even rent $977

Max offer price $41,162

Occupancy floor —

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3073 Gorton Rd Shreveport, LA	2.0	1.0	1244	$900	$0.72	13d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $49,999 Active 385 DOM
2. 2026-06-17
   days on market $49,999 Active 384 DOM
3. 2026-06-16
   days on market $49,999 Active 383 DOM
4. 2026-06-15
   days on market $49,999 Active 382 DOM
5. 2026-06-14
   days on market $49,999 Active 380 DOM
6. 2026-06-13
   days on market $49,999 Active 379 DOM
7. 2026-06-10
   days on market $49,999 Active 377 DOM
8. 2026-06-09
   days on market $49,999 Active 376 DOM
9. 2026-06-08
   days on market $49,999 Active 375 DOM
10. 2026-06-07
    days on market $49,999 Active 374 DOM
11. 2026-06-05
    days on market $49,999 Active 371 DOM
12. 2026-06-03
    days on market $49,999 Active 370 DOM
13. 2026-06-02
    days on market $49,999 Active 369 DOM
14. 2026-06-01
    days on market $49,999 Active 368 DOM
15. 2026-05-31
    days on market $49,999 Active 367 DOM
16. 2026-05-30
    days on market $49,999 Active 366 DOM
17. 2025-05-30
    listed $49,999 Active 721-char remark

    Show marketing remark (721 chars)

    Take a look inside this thoughtfully designed 16' x 56' home offering 896 sq ft of cozy yet spacious living. With 2 bedrooms and 2 full bathrooms, this home features a split floor plan that provides privacy and functionality. The open kitchen includes a sleek bar countertop-perfect for two barstools-ideal for casual dining or entertaining. The large living room offers plenty of space for relaxing or hosting guests. The private wing features the primary bedroom and en-suite bath, creating a quiet retreat from the rest of the home. Whether you're starting out, downsizing, or looking for a smart investment, this home delivers comfort, style, and value. Schedule your showing today and see all this home has to offer!

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,800
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$5,368
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,455
• Taxable loss: −$1,302
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $-420/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
• City population: 164,123
• Population (ZIP): 10,364

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• 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: ▼ -44.76%
• Current HPI: 129.6866
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2025-05-30 Listed $49,999 Zillow

Property tax history

-1.1%/yr

Latest (2023): $29 · +0.0% YoY. Source: county tax records.