1653 Malcolm St · Shreveport, LA 71108

$52,000

2 bd · 1.0 ba · 878 sqft · SingleFamily public records · 9 Days on market

Built 1960 9,017 sqft lot ↓ 45% since listing

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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 +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 9,017 sq ft lot
• Built 1960
• Listed 9 days

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Possession at closing/funding; Listing status: Active
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Electricity connected; Natural gas available; Cable available
• Home design: Single family residence; Attached property; One story; Built in 1960
• Construction: Year built 1960
• Exterior features: Lot under 0.5 acre (approximately 0.207 acres); Subdivision: Hillcrest Sub

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; One living area; One dining area; Total of 4 rooms; Electric fireplace
• Laundry & utility: Individual gas meter

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($841 rent vs $52k).
• Cap rate 14.0% 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 (+2.4%/yr); 138 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $360 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 ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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, 68% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,000

Questions for the listing agent

1. Built in 1960 — 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: 1.62% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.46%
• DSCR: 2.22
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $29,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1831 Rainwater St	0.27mi	2/1.0	920 (+5%)	3mo	$45,000	$49	77
3906 Wallace Ave	0.22mi	2/1.0	950 (+8%)	2mo	$55,900	$59	75
1703 Alma St	0.08mi	2/1.0	826 (-6%)	16mo	$64,900	$79	73
1651 Cox	0.31mi	3/1.0 (+1)	946 (+8%)	1mo	$32,000	$34	67
1534 Summers St	0.17mi	3/1.0 (+1)	981 (+12%)	1mo	$21,000	$21	66
1536 Natalie St	0.41mi	2/1.0	898 (+2%)	17mo	$47,900	$53	63
1421 Belwood St	0.34mi	3/1.0 (+1)	817 (-7%)	7mo	$25,000	$31	62
1759 Nicholson St	0.65mi	2/1.0	835 (-5%)	13mo	$20,800	$25	51
5203 Bienville Ave	0.50mi	2/1.0	987 (+12%)	7mo	$24,900	$25	50
2446 Drexel St	0.66mi	2/1.0	979 (+12%)	4mo	$15,000	$15	47
2026 Murray St	0.48mi	3/1.0 (+1)	982 (+12%)	12mo	$29,900	$30	43
2511 Drexel St	0.69mi	2/1.0	1,005 (+14%)	9mo	$45,000	$45	36

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: 20.8%
• Equity multiple: 1.84×
• Total profit: $12,258
• Equity at exit: $7,753

10-year hold

• IRR: 28.5%
• Equity multiple: 3.46×
• Total profit: $35,831
• Equity at exit: $4,496

Cash invested: $14,560 (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: 5.2×

Monthly cashflow live

• Estimated rent: $841 high
• Mortgage (P&I): −$273
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $333

Break-even live

Break-even rent $419

Max offer price $52,000

Occupancy floor 55%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	0.29mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	0.35mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	0.43mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	0.43mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	0.53mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	0.54mi
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	43d	1	0.64mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	20d	1	0.66mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	43d	1	0.83mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	20d	1	0.90mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	43d	1	0.90mi
3730 Fairfield Ave Shreveport, LA	1.0	1.0	783	$1,088	$1.39	20d	1	0.94mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	20d	1	1.00mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	20d	1	1.00mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	1.06mi
926 Elmwood St Unit 928 Shreveport, LA	1.0	1.0	900	$695	$0.77	43d	1	1.10mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	13d	1	1.17mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	20d	1	1.17mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	20d	1	1.19mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	43d	1	1.23mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	20d	1	1.25mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	1.25mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	20d	1	1.38mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	43d	1	1.40mi

Listing history 7 events

1. 2026-06-18
   days on market $52,000 Active 9 DOM
2. 2026-06-17
   days on market $52,000 Active 8 DOM
3. 2026-06-16
   days on market $52,000 Active 7 DOM
4. 2026-06-15
   days on market $52,000 Active 6 DOM
5. 2026-06-14
   days on market $52,000 Active 4 DOM
6. 2026-06-13
   days on market $52,000 Active 3 DOM
7. 2026-06-10
   listed $52,000 Active 1 DOM

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $439 · $37/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 6 d/yr ≥110°F today · 19 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: $10,087
• − Mortgage interest: −$2,913
• − Property taxes: −$439
• − Insurance: −$260
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$1,513
• Taxable income: $3,349
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $3,194/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

-45.3% since first listed

6 events — show timeline

• 2026-06-09 Listed $52,000 NTREIS
• 2025-04-06 Listing Removed — NTREIS
• 2025-03-12 Price Changed $89,000 NTREIS
• 2025-02-10 Listed $95,000 NTREIS
• 2008-06-27 Sold (Public Records) — Public Records
• 2001-09-28 Sold (Public Records) — Public Records

Property tax history

-1.6%/yr

Latest (2025): $439 · +0.4% YoY. Source: county tax records.