3529 Palm Rd · Shreveport, LA 71109

$32,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 171 Days on market

Built 1979 8,146 sqft lot $48/sqft · 41% above area Est $33k · at est.

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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 +9.0/15.0
• Appreciation +4.4/10.0
• 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

Great Investment Property! Feast your eyes on this adorable 2 bedrooms 1 Bath home located in West Morningside~ Freshly painted on the inside~ Updated Cabinets ~Metal Roof, Less than 2 years . Schedule Your Showing Today!!! Home Is Sold As Is. No Repairs To Be Made By Sellers.

Key facts

• Metal roof
• Updated cabinets
• Freshly painted

Tags

• FRESHLY PAINTED
• UPDATED CABINETS
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($730 rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 5.6% 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: 125 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $221 of loan paydown is wiped out by about $378 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 (-1.2% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $3k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $32k implies a 700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 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 1979 — 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: 2.28% ✓
• Cap rate: 20.30%
• Cash-on-cash: 50.02%
• DSCR: 3.23
• GRM: 3.7

CMA / ARV

• ARV (median comp): $33,125
• List price: $32,000
• Delta: -3.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3534 Clarke Blvd	0.07mi	3/1.0 (+1)	680 (+1%)	16mo	$28,000	$41	76
3841 Doris St	0.43mi	2/1.0	634 (-6%)	14mo	$30,000	$47	59
3007 Boone St	0.73mi	2/1.0	750 (+12%)	8mo	$18,500	$25	40

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.0%
• Equity multiple: 3.36×
• Total profit: $21,119
• Equity at exit: $7,447

10-year hold

• IRR: 53.7%
• Equity multiple: 6.73×
• Total profit: $51,362
• Equity at exit: $7,586

Cash invested: $8,960 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 125
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $730 high
• Mortgage (P&I): −$168
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$153
• Net cashflow: $374

Break-even live

Break-even rent $257

Max offer price $32,000

Occupancy floor 44%

Sensitivity live

Price	-10% $392	-5% $383	+0% $374	+5% $364	+10% $355
Rent	-10% $316	-5% $345	+0% $374	+5% $402	+10% $431
Rate	-1.0pp $390	-0.5pp $382	base $374	+0.5pp $365	+1.0pp $357

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	22d	1	0.07mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	22d	1	0.87mi
4025 Golf Links Blvd Shreveport, LA	1.0	1.0	660	$678	$1.03	45d	1	1.19mi
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	45d	1	1.23mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	22d	1	1.44mi

Listing history 15 events

1. 2026-05-19
   status Pending 277-char remark

   Show marketing remark (277 chars)

   Great Investment Property! Feast your eyes on this adorable 2 bedrooms 1 Bath home located in West Morningside~ Freshly painted on the inside~ Updated Cabinets ~Metal Roof, Less than 2 years . Schedule Your Showing Today!!! Home Is Sold As Is. No Repairs To Be Made By Sellers.

2. 2026-04-26
   price $32,000 277-char remark

   Show marketing remark (277 chars)

   Great Investment Property! Feast your eyes on this adorable 2 bedrooms 1 Bath home located in West Morningside~ Freshly painted on the inside~ Updated Cabinets ~Metal Roof, Less than 2 years . Schedule Your Showing Today!!! Home Is Sold As Is. No Repairs To Be Made By Sellers.

3. 2026-01-15
   status Active 277-char remark

   Show marketing remark (277 chars)

   Great Investment Property! Feast your eyes on this adorable 2 bedrooms 1 Bath home located in West Morningside~ Freshly painted on the inside~ Updated Cabinets ~Metal Roof, Less than 2 years . Schedule Your Showing Today!!! Home Is Sold As Is. No Repairs To Be Made By Sellers.

4. 2026-01-09
   historical Active Contingent 277-char remark

   Show marketing remark (277 chars)

   Great Investment Property! Feast your eyes on this adorable 2 bedrooms 1 Bath home located in West Morningside~ Freshly painted on the inside~ Updated Cabinets ~Metal Roof, Less than 2 years . Schedule Your Showing Today!!! Home Is Sold As Is. No Repairs To Be Made By Sellers.

5. 2025-11-29
   listed $35,000 Active 277-char remark

   Show marketing remark (277 chars)

   Great Investment Property! Feast your eyes on this adorable 2 bedrooms 1 Bath home located in West Morningside~ Freshly painted on the inside~ Updated Cabinets ~Metal Roof, Less than 2 years . Schedule Your Showing Today!!! Home Is Sold As Is. No Repairs To Be Made By Sellers.

6. 2025-11-28
   status Active
7. 2025-11-28
   historical
8. 2025-10-05
   status Pending
9. 2025-08-27
   price $35,000
10. 2025-05-22
    listed $39,000 Active
11. 2025-01-03
    historical
12. 2024-11-18
    price $43,000
13. 2024-10-21
    listed $53,000 Active
14. 2012-08-20
    soldstatus $4,000
15. 1996-07-12
    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: $261 · $22/mo
• Projected year-2 tax: $261 · $22/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 · 21 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: $8,756
• − Mortgage interest: −$1,792
• − Property taxes: −$261
• − Insurance: −$160
• − Repairs & maintenance: −$700
• − Management: −$700
• − Depreciation: −$931
• Taxable income: $4,210
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $3,472/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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 (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 0%

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: ▼ -1.18%
• Current HPI: 54.4158
• Rent YoY: —
• 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

+700.0% since first listed

15 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-04-26 Price Changed $32,000 NTREIS
• 2026-01-15 Relisted — NTREIS
• 2026-01-09 Contingent — NTREIS
• 2025-11-29 Listed $35,000 NTREIS
• 2025-11-28 Relisted — NTREIS
• 2025-11-28 Listing Removed — NTREIS
• 2025-10-05 Pending — NTREIS
• 2025-08-27 Price Changed $35,000 NTREIS
• 2025-05-22 Listed $39,000 NTREIS
• 2025-01-03 Listing Removed — NTREIS
• 2024-11-18 Price Changed $43,000 NTREIS
• 2024-10-21 Listed $53,000 NTREIS
• 2012-08-20 Sold (Public Records) $4,000 Public Records
• 1996-07-12 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2025): $261 · +0.4% YoY. Source: county tax records.