1808 Corbitt St · Shreveport, LA 71108

$55,000

3 bd · 1.0 ba · 1,138 sqft · SingleFamily public records · 26 Days on market

Built 1993 9,104 sqft lot $48/sqft · 31% above area Est $42k · 31% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• 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

Great Investment Opportunity! A Great house with good bones. Lots of space with the additional den space in the back and half bath that was converted into a closet but could be changed back to stall shower. Nice size fenced backyard and outside storage area off the carport area. The roof was replaced on this home in 2020. Sq ftg estimated and must be verified by buyer(s). This house has rented for $750-800 a month for 7 years and professionally managed. This property can be purchased separately or the owner is offering this home in a portfolio package deal of 3 single family residences for $120,000. This deal includes 2711 Parkridge MLS 20303532, 1808 Corbitt and 8218 S Lakeshore MLS 20303441. Great investment property just needs some TLC and a clean out. Sold As Is With No Repairs by Seller.

Key facts

• 9,104 sq ft lot
• Parking
• Built 1993

Property features AI

Finance

• Other: Property type: Residential, single family; Parcel/Tax info available (parcel number provided); Possession at closing/funding
• Financial info: No second mortgage indicated; Loan type listed as Treat As Clear
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; 1 covered space; 1 carport space
• Utilities: City water; Electricity available; Not in a municipal utility district
• Home design: Single-family residence; One-story home; Built in 1993
• Construction: Built in 1993
• Exterior features: Lot smaller than 0.5 acre (approximately 0.209 acres); Subdivision: Morningside Sub

Interior

• Kitchen: Gas water heater (appliances listed)
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Two total rooms (living areas and primary bedroom)
• Laundry & utility: Gas water heater (utility appliance)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• 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: Rents rising (+2.4%/yr); 138 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($32k/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 $380 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 + 2.4% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: major wind risk, 68% 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 $54,175 (1.5% below list)

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: 1.74% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.35%
• DSCR: 2.39
• GRM: 4.8

CMA / ARV

• ARV (median comp): $41,997
• List price: $55,000
• Delta: 30.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5820 2nd St	0.59mi	2/1.0 (-1)	1,144 (+0%)	2mo	$16,000	$14	65
1802 Midway St	0.50mi	3/1.0	1,208 (+6%)	2mo	$49,900	$41	64
3934 Fairfax Ave	0.44mi	3/1.0	1,036 (-9%)	2mo	$84,000	$81	63
1534 Summers St	0.34mi	3/1.0	981 (-14%)	1mo	$21,000	$21	60
1439 Belwood St	0.54mi	3/1.0	1,092 (-4%)	11mo	$79,000	$72	59
5203 Bienville Ave	0.27mi	2/1.0 (-1)	987 (-13%)	7mo	$24,900	$25	54
1747 Fulton St	0.53mi	3/2.0	1,072 (-6%)	10mo	$63,000	$59	53
2449 Midway St	0.64mi	2/2.0 (-1)	1,103 (-3%)	4mo	$35,000	$32	52
559 Woodrow St	0.60mi	3/1.0	1,281 (+13%)	4mo	$64,500	$50	48
2647 Murray St	0.68mi	3/1.0	1,262 (+11%)	3mo	$78,000	$62	48
2446 Drexel St	0.59mi	2/1.0 (-1)	979 (-14%)	4mo	$15,000	$15	41
2511 Drexel St	0.60mi	2/1.0 (-1)	1,005 (-12%)	9mo	$45,000	$45	40

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.05×
• Total profit: $16,104
• Equity at exit: $8,201

10-year hold

• IRR: 32.8%
• Equity multiple: 3.89×
• Total profit: $44,564
• Equity at exit: $4,755

Cash invested: $15,400 (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 71108

• Rents YoY: 2.4%
• Active inventory: 138
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$288
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $402

Break-even live

Break-even rent $447

Max offer price $55,000

Occupancy floor 53%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	0.27mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	0.31mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	21d	1	0.33mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.41mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	0.45mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	0.49mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	0.54mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	0.62mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	0.67mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	0.67mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	43d	1	0.74mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	0.74mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	21d	1	1.00mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	1.05mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	1.05mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.06mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	43d	1	1.07mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	1.11mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	43d	1	1.15mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	1.16mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	1.18mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	43d	1	1.19mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	1.24mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	1.40mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	13d	1	1.41mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	43d	1	1.42mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.42mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	13d	1	1.42mi
3840 Creswell Ave Unit 1 Shreveport, LA	2.0	1.5	1200	$1,000	$0.83	43d	1	1.43mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	21d	1	1.46mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	1.49mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	1.49mi

Listing history 11 events

1. 2026-05-01
   listed $55,000 Active 663-char remark
2. 2026-02-21
   historical $1,050
3. 2026-01-23
   price $1,050
4. 2025-11-26
   listed $1,150
5. 2023-05-03
   soldstatus Closed 810-char remark

   Show marketing remark (810 chars)

   Great Investment Opportunity! A Great house with good bones. Lots of space with the additional den space in the back and half bath that was converted into a closet but could be changed back to stall shower. Nice size fenced backyard and outside storage area off the carport area. The roof was replaced on this home in 2020. Sq ftg estimated and must be verified by buyer(s). This house has rented for $750-800 a month for 7 years and professionally managed. This property can be purchased separately or the owner is offering this home in a portfolio package deal of 3 single family residences for $120,000. This deal includes 2711 Parkridge MLS 20303532, 1808 Corbitt and 8218 S Lakeshore MLS 20303441. Great investment property just needs some TLC and a clean out. Sold As Is With No Repairs by Seller.

6. 2023-05-03
   soldstatus $120,000

   Show marketing remark (810 chars)

   Great Investment Opportunity! A Great house with good bones. Lots of space with the additional den space in the back and half bath that was converted into a closet but could be changed back to stall shower. Nice size fenced backyard and outside storage area off the carport area. The roof was replaced on this home in 2020. Sq ftg estimated and must be verified by buyer(s). This house has rented for $750-800 a month for 7 years and professionally managed. This property can be purchased separately or the owner is offering this home in a portfolio package deal of 3 single family residences for $120,000. This deal includes 2711 Parkridge MLS 20303532, 1808 Corbitt and 8218 S Lakeshore MLS 20303441. Great investment property just needs some TLC and a clean out. Sold As Is With No Repairs by Seller.

7. 2023-04-15
   historical Active Contingent 810-char remark

   Show marketing remark (810 chars)

   Great Investment Opportunity! A Great house with good bones. Lots of space with the additional den space in the back and half bath that was converted into a closet but could be changed back to stall shower. Nice size fenced backyard and outside storage area off the carport area. The roof was replaced on this home in 2020. Sq ftg estimated and must be verified by buyer(s). This house has rented for $750-800 a month for 7 years and professionally managed. This property can be purchased separately or the owner is offering this home in a portfolio package deal of 3 single family residences for $120,000. This deal includes 2711 Parkridge MLS 20303532, 1808 Corbitt and 8218 S Lakeshore MLS 20303441. Great investment property just needs some TLC and a clean out. Sold As Is With No Repairs by Seller.

8. 2023-04-14
   listed $41,800 Active 810-char remark

   Show marketing remark (810 chars)

   Great Investment Opportunity! A Great house with good bones. Lots of space with the additional den space in the back and half bath that was converted into a closet but could be changed back to stall shower. Nice size fenced backyard and outside storage area off the carport area. The roof was replaced on this home in 2020. Sq ftg estimated and must be verified by buyer(s). This house has rented for $750-800 a month for 7 years and professionally managed. This property can be purchased separately or the owner is offering this home in a portfolio package deal of 3 single family residences for $120,000. This deal includes 2711 Parkridge MLS 20303532, 1808 Corbitt and 8218 S Lakeshore MLS 20303441. Great investment property just needs some TLC and a clean out. Sold As Is With No Repairs by Seller.

9. 2022-02-16
   price $800
10. 2004-06-15
    soldstatus
11. 1988-07-01
    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: $502 · $42/mo
• Projected year-2 tax: $502 · $42/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 68% 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: $11,475
• − Mortgage interest: −$3,081
• − Property taxes: −$502
• − Insurance: −$275
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$1,600
• Taxable income: $4,181
• Est. tax owed @ 24.0%: −$1,003
• After-tax cash flow: $3,824/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): 18,072
• Household income: $32,055
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 1526.0

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: Predominantly Black (83%)
• Race & ethnicity: Black 83% White 11% Hispanic / Latino 4% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -58.98%
• Current HPI: 58.1377
• Rent YoY: ▲ 2.37%
• 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

+31.6% since first listed

12 events — show timeline

• 2026-05-27 Pending — NTREIS
• 2026-05-01 Listed $55,000 NTREIS
• 2026-02-21 Rental Removed $1,050 APPFOLIO
• 2026-01-23 Price Changed $1,050 APPFOLIO
• 2025-11-26 Listed for Rent $1,150 APPFOLIO
• 2023-05-03 Sold (Public Records) $120,000 Public Records
• 2023-05-03 Sold (MLS) — NTREIS
• 2023-04-15 Contingent — NTREIS
• 2023-04-14 Listed $41,800 NTREIS
• 2022-02-16 Price Changed $800 RENT.
• 2004-06-15 Sold (Public Records) — Public Records
• 1988-07-01 Sold (Public Records) — Public Records

Property tax history

-2.1%/yr

Latest (2025): $502 · +0.4% YoY. Source: county tax records.