1906 Ashton St · Shreveport, LA 71103

$69,000

3 bd · 2.0 ba · 1,268 sqft · SingleFamily public records · 173 Days on market

Built 1950 5,009 sqft lot $54/sqft · 111% above 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 +29.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Part of 40 property rental package. Contact Agent for details!

Key facts

• 5,009 sq ft lot
• Built 1950
• Listed 173 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 69 active listings in the ZIP; 13 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

• In year one you build about $363 of equity ($477 loan paydown + $-114 appreciation (-0.2% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1950 — 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: 1.24% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (median comp): $32,676
• List price: $69,000
• Delta: 111.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Ashton St	0.16mi	3/1.0	1,279 (+1%)	1mo	$17,000	$13	86
2209 Murphy St	0.31mi	3/1.5	1,187 (-6%)	3mo	$40,000	$34	71
2751 Looney St	0.69mi	3/2.0	1,235 (-3%)	2mo	$19,000	$15	62
1658 Ashton St	0.29mi	2/1.0 (-1)	1,200 (-5%)	12mo	$12,000	$10	58
2609 Ashton St	0.57mi	3/1.0	1,144 (-10%)	1mo	$55,000	$48	52
2105 Wyoming Cir	0.44mi	3/2.0	1,438 (+13%)	10mo	$96,500	$67	49
1646 Weinstock St	0.32mi	3/1.0	1,093 (-14%)	13mo	$16,000	$15	47
1856 W Jordan St	0.26mi	3/1.0	1,088 (-14%)	19mo	$25,000	$23	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.70×
• Total profit: $13,559
• Equity at exit: $19,466

10-year hold

• IRR: 19.5%
• Equity multiple: 3.12×
• Total profit: $40,948
• Equity at exit: $22,950

Cash invested: $19,320 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $854 high
• Mortgage (P&I): −$362
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $253

Break-even live

Break-even rent $533

Max offer price $69,000

Occupancy floor 65%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	0.46mi
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	43d	1	0.56mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	13d	1	0.64mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	0.71mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	43d	1	0.76mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	1.16mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	1.24mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	13d	2	1.27mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	13d	1	1.42mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	1.45mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	13d	1	1.47mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.47mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	43d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $69,000 Active 173 DOM
2. 2026-06-17
   days on market $69,000 Active 172 DOM
3. 2026-06-16
   days on market $69,000 Active 171 DOM
4. 2026-06-15
   days on market $69,000 Active 170 DOM
5. 2026-06-14
   days on market $69,000 Active 168 DOM
6. 2026-06-13
   days on market $69,000 Active 167 DOM
7. 2026-06-10
   days on market $69,000 Active 165 DOM
8. 2026-06-09
   days on market $69,000 Active 164 DOM
9. 2026-06-08
   days on market $69,000 Active 163 DOM
10. 2026-06-07
    days on market $69,000 Active 162 DOM
11. 2026-06-05
    days on market $69,000 Active 159 DOM
12. 2026-06-03
    days on market $69,000 Active 158 DOM
13. 2026-06-02
    days on market $69,000 Active 157 DOM
14. 2026-06-01
    days on market $69,000 Active 156 DOM
15. 2026-05-31
    days on market $69,000 Active 155 DOM
16. 2026-05-30
    days on market $69,000 Active 154 DOM
17. 2025-12-27
    listed $69,000 Active 63-char remark

    Show marketing remark (63 chars)

    Part of 40 property rental package. Contact Agent for details!

18. 2023-12-19
    historical $1,100
19. 2023-10-29
    listed $1,100
20. 2007-08-09
    soldstatus
21. 2003-04-25
    soldstatus
22. 2003-04-10
    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: $366 · $31/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$13/yr (+$1/mo · 3.6%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $10,245
• − Mortgage interest: −$3,865
• − Property taxes: −$366
• − Insurance: −$345
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$2,007
• Taxable income: $2,022
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,555/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): 6,142

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: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% 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: ▼ -0.17%
• Current HPI: 26.3904
• 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

+6172.7% since first listed

6 events — show timeline

• 2025-12-27 Listed $69,000 NTREIS
• 2023-12-19 Rental Removed $1,100 APPFOLIO
• 2023-10-29 Listed for Rent $1,100 APPFOLIO
• 2007-08-09 Sold (Public Records) — Public Records
• 2003-04-25 Sold (Public Records) — Public Records
• 2003-04-10 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $366 · +0.4% YoY. Source: county tax records.