1401 W Kirby Pl · Shreveport, LA 71103

$145,000

4 bd · 1.5 ba · 1,423 sqft · SingleFamily public records · 35 Days on market

Built 1945 0.27 ac lot $102/sqft · 89% above area

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• DSCR +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.2/10.0

Listing remarks

Check out this duplex that's perfect for investors or first time home buyers in a prime location. Fresh paint with minor updates and repairs complete. Contact listing agent for more information.

Key facts

• 0.27 acre lot
• 2 parking spots
• Built 1945

Property features AI

Finance

• Other: Residential income property (duplex); Building area reported as 1423 total; Parcel number 171412016000100; Sunny Slope complex/subdivision
• Financial info: Property marketed for cash, conventional, FHA, and VA financing; No reported gross annual income or expenses for the units
• HOA & community: No homeowners association

Exterior

• Parking: 2 parking spaces; Additional parking available
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Residential income duplex; One building with 2 units; Two-story
• Construction: Built in 1945; Siding construction; Shingle roof; Pillar/Post/Pier foundation
• Exterior features: Lot in Sunny Slope Add subdivision; Lot does not subdivide

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Two levels

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-26 ($-311/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (28.2% below list).
• Recommended offer: $104k (28.2% below list) — sets the bar for 1% rule.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $762 of equity ($1k loan paydown + $-240 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 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 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $104,181 (28.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 11.6

CMA / ARV

• ARV (median comp): $76,673
• List price: $145,000
• Delta: 89.12%
• Verdict: OVERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
851 Columbia St	0.65mi	3/1.0 (-1)	1,400 (-2%)	20mo	$134,000	$96	44
838 Prospect St	0.72mi	3/2.0 (-1)	1,606 (+13%)	14mo	$179,900	$112	27

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: -3.8%
• Equity multiple: 0.83×
• Total profit: $-7,097
• Equity at exit: $40,908

10-year hold

• IRR: 2.1%
• Equity multiple: 1.23×
• Total profit: $9,136
• Equity at exit: $48,228

Cash invested: $40,600 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,042 high
• Mortgage (P&I): −$760
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-26

Break-even live

Break-even rent $1,075

Max offer price $140,415

Occupancy floor 97%

Sensitivity live

Price	-10% $56	-5% $15	+0% $-26	+5% $-67	+10% $-108
Rent	-10% $-108	-5% $-67	+0% $-26	+5% $15	+10% $56
Rate	-1.0pp $47	-0.5pp $11	base $-26	+0.5pp $-64	+1.0pp $-102

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	14d	1	0.16mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	44d	1	0.73mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	22d	1	0.90mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	22d	1	0.94mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	14d	1	0.95mi
3827 Baltimore Ave Shreveport, LA	3.0	2.5	1650	$1,650	$1.00	44d	1	1.02mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	22d	1	1.13mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	22d	1	1.15mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	44d	1	1.16mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	22d	1	1.21mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	44d	1	1.23mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	44d	1	1.25mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	44d	1	1.27mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	44d	1	1.29mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	22d	1	1.36mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	14d	1	1.36mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	22d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $145,000 Active 35 DOM
2. 2026-06-17
   days on market $145,000 Active 34 DOM
3. 2026-06-16
   days on market $145,000 Active 33 DOM
4. 2026-06-15
   days on market $145,000 Active 32 DOM
5. 2026-06-14
   days on market $145,000 Active 30 DOM
6. 2026-06-13
   days on market $145,000 Active 29 DOM
7. 2026-06-10
   days on market $145,000 Active 27 DOM
8. 2026-06-09
   days on market $145,000 Active 26 DOM
9. 2026-06-08
   days on market $145,000 Active 25 DOM
10. 2026-06-07
    days on market $145,000 Active 24 DOM
11. 2026-06-05
    days on market $145,000 Active 21 DOM
12. 2026-06-03
    days on market $145,000 Active 20 DOM
13. 2026-06-02
    days on market $145,000 Active 19 DOM
14. 2026-06-01
    days on market $145,000 Active 18 DOM
15. 2026-05-31
    days on market $145,000 Active 17 DOM
16. 2026-05-30
    days on market $145,000 Active 16 DOM
17. 2026-05-14
    listed $145,000 Active 194-char remark
18. 2026-05-11
    historical
19. 2025-12-02
    price $155,000
20. 2025-11-11
    listed $165,000 Active
21. 2023-11-16
    status Active
22. 2023-10-27
    status Pending
23. 2023-08-04
    status Active
24. 2023-07-25
    status Pending
25. 2023-07-05
    listed $85,000 Active
26. 2004-02-17
    soldstatus
27. 2000-08-23
    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: $338 · $28/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$459/yr (+$38/mo · 135.9%)

ⓘ 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 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: $12,502
• − Mortgage interest: −$8,122
• − Property taxes: −$338
• − Insurance: −$725
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$4,218
• Taxable loss: −$2,902
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $385/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

+70.6% since first listed

11 events — show timeline

• 2026-05-14 Listed $145,000 NTREIS
• 2026-05-11 Listing Removed — NTREIS
• 2025-12-02 Price Changed $155,000 NTREIS
• 2025-11-11 Listed $165,000 NTREIS
• 2023-11-16 Relisted — NTREIS
• 2023-10-27 Pending — NTREIS
• 2023-08-04 Relisted — NTREIS
• 2023-07-25 Pending — NTREIS
• 2023-07-05 Listed $85,000 NTREIS
• 2004-02-17 Sold (Public Records) — Public Records
• 2000-08-23 Sold (Public Records) — Public Records

Property tax history

-3.7%/yr

Latest (2025): $338 · +0.4% YoY. Source: county tax records.