9376 Delores Dr · Shreveport, LA 71118

$95,000

3 bd · 2.0 ba · 1,692 sqft · SingleFamily public records · 16 Days on market

Built 1968 0.33 ac lot $56/sqft · 50% 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 +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT HOME IN LAMBERT PARK! HAS A LIVING ROOM, DEN WITH A COZY FIREPLACE, EAT-IN KITCHEN, GOOD SIZE BEDROOMS, COVERED PATIO AND FENCED YARD. HURRY, DON'T LET THIS ONE GET AWAY!. Needs TLC but has lots of potential. CASE # 222-187326. PROPERTY SOLD AS-IS. Purchaser should obtain expert assistance to evaluate the condition of the property. No repairs can be done before closing. SEE AGENT REMARKS

Key facts

• Fenced yard
• Covered patio
• Eat-in kitchen

Tags

• DEN WITH FIREPLACE
• EAT-IN KITCHEN
• COVERED PATIO
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 (+1.7%/yr); 115 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($50k/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 $657 of loan paydown is wiped out by about $3k 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 + 1.7% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 74% 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.25%
• DSCR: 1.90
• GRM: 5.5

CMA / ARV

• ARV (median comp): $190,408
• List price: $95,000
• Delta: -50.11%
• 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
9425 Pitch Pne	0.51mi	3/2.0	1,627 (-4%)	3mo	$169,000	$104	67
9449 Pitch Pine Dr	0.51mi	4/2.0 (+1)	1,620 (-4%)	3mo	$215,000	$133	62
9355 Kingston Rd	0.65mi	3/2.0	1,616 (-4%)	1mo	$199,000	$123	61
9415 Shartel Dr	0.30mi	4/3.5 (+1)	1,819 (+8%)	2mo	$189,500	$104	61
9224 Midvale Dr	0.49mi	3/2.0	1,530 (-10%)	2mo	$205,000	$134	60
1003 Bridal Wreath Trl	0.55mi	3/2.0	1,836 (+8%)	3mo	$199,000	$108	57
1143 Southland Park Dr	0.59mi	4/2.0 (+1)	1,621 (-4%)	4mo	$60,000	$37	57
9443 Primrose Ln	0.53mi	4/2.0 (+1)	1,805 (+7%)	4mo	$189,900	$105	56
9427 Primrose Ln	0.49mi	3/1.5	1,893 (+12%)	3mo	$185,500	$98	53
1112 Southland Park Dr	0.68mi	3/1.5	1,536 (-9%)	5mo	$142,000	$92	47
9146 Kingston Rd	0.64mi	3/2.0	1,453 (-14%)	3mo	$76,000	$52	44
9521 Palmetto Ln	0.70mi	4/1.5 (+1)	1,536 (-9%)	6mo	$129,900	$85	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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.43×
• Total profit: $11,430
• Equity at exit: $14,165

10-year hold

• IRR: 19.0%
• Equity multiple: 2.49×
• Total profit: $39,713
• Equity at exit: $8,214

Cash invested: $26,600 (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 71118

• Rents YoY: 1.7%
• Active inventory: 115
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$498
• Tax from tax record: −$152 /mo · $1,829/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $449

Break-even live

Break-even rent $874

Max offer price $95,000

Occupancy floor 64%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	43d	11	0.34mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	13d	1	0.40mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	21d	1	0.45mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	43d	1	0.47mi
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	43d	1	0.56mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	13d	3	0.74mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	13d	1	1.13mi
3002 Hazel Cir Shreveport, LA	4.0	2.0	1553	$1,500	$0.97	13d	1	1.20mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	43d	1	1.33mi

Listing history 5 events

1. 2026-05-18
   status Pending 396-char remark

   Show marketing remark (396 chars)

   GREAT HOME IN LAMBERT PARK! HAS A LIVING ROOM, DEN WITH A COZY FIREPLACE, EAT-IN KITCHEN, GOOD SIZE BEDROOMS, COVERED PATIO AND FENCED YARD. HURRY, DON'T LET THIS ONE GET AWAY!. Needs TLC but has lots of potential. CASE # 222-187326. PROPERTY SOLD AS-IS. Purchaser should obtain expert assistance to evaluate the condition of the property. No repairs can be done before closing. SEE AGENT REMARKS

2. 2026-05-12
   status Active 396-char remark

   Show marketing remark (396 chars)

   GREAT HOME IN LAMBERT PARK! HAS A LIVING ROOM, DEN WITH A COZY FIREPLACE, EAT-IN KITCHEN, GOOD SIZE BEDROOMS, COVERED PATIO AND FENCED YARD. HURRY, DON'T LET THIS ONE GET AWAY!. Needs TLC but has lots of potential. CASE # 222-187326. PROPERTY SOLD AS-IS. Purchaser should obtain expert assistance to evaluate the condition of the property. No repairs can be done before closing. SEE AGENT REMARKS

3. 2026-02-13
   status Pending 396-char remark

   Show marketing remark (396 chars)

   GREAT HOME IN LAMBERT PARK! HAS A LIVING ROOM, DEN WITH A COZY FIREPLACE, EAT-IN KITCHEN, GOOD SIZE BEDROOMS, COVERED PATIO AND FENCED YARD. HURRY, DON'T LET THIS ONE GET AWAY!. Needs TLC but has lots of potential. CASE # 222-187326. PROPERTY SOLD AS-IS. Purchaser should obtain expert assistance to evaluate the condition of the property. No repairs can be done before closing. SEE AGENT REMARKS

4. 2026-02-03
   listed $95,000 Active 396-char remark

   Show marketing remark (396 chars)

   GREAT HOME IN LAMBERT PARK! HAS A LIVING ROOM, DEN WITH A COZY FIREPLACE, EAT-IN KITCHEN, GOOD SIZE BEDROOMS, COVERED PATIO AND FENCED YARD. HURRY, DON'T LET THIS ONE GET AWAY!. Needs TLC but has lots of potential. CASE # 222-187326. PROPERTY SOLD AS-IS. Purchaser should obtain expert assistance to evaluate the condition of the property. No repairs can be done before closing. SEE AGENT REMARKS

5. 1981-08-13
   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: $1,829 · $152/mo
• Projected year-2 tax: $1,829 · $152/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 ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $17,302
• − Mortgage interest: −$5,321
• − Property taxes: −$1,829
• − Insurance: −$475
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$2,764
• Taxable income: $4,144
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $4,391/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): 23,219
• Household income: $50,287
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1046.0

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 0.55)
• Race & ethnicity: Black 58% White 33% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -78.81%
• Current HPI: 129.1782
• Rent YoY: ▲ 1.74%
• 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

5 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-05-12 Relisted — NTREIS
• 2026-02-13 Pending — NTREIS
• 2026-02-03 Listed $95,000 NTREIS
• 1981-08-13 Sold (Public Records) — Public Records

Property tax history

+13.2%/yr

Latest (2025): $1,829 · +38.1% YoY. Source: county tax records.