5333 Hearne Ave · Shreveport, LA 71108

$35,000

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 875 Days on market

Built 1950 5,489 sqft lot $31/sqft · 7% above area Est $33k · 7% over

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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 +4.5/15.0
• 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

Listing remarks MLS

Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!! Currently rented

Key facts

• 5,489 sq ft lot
• Built 1950
• Listed 875 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $4 ($43/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($840 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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; 25 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 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 $242 of loan paydown is wiped out by about $1k 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.

Negotiation context

• It's been on market 875 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $9k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 875 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.40% ✓
• Cap rate: 21.04%
• Cash-on-cash: 52.67%
• DSCR: 3.34
• GRM: 3.5

CMA / ARV

• ARV (median comp): $32,832
• List price: $35,000
• Delta: 6.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2855 Valley Ridge Rd	0.26mi	3/1.0 (+1)	1,144 (0%)	3mo	$10,000	$9	81
5820 2nd St	0.74mi	2/1.0	1,144 (0%)	2mo	$16,000	$14	64
2647 Murray St	0.27mi	3/1.0 (+1)	1,262 (+10%)	3mo	$78,000	$62	63
5349 Prentiss Ave	0.39mi	3/1.0 (+1)	1,263 (+10%)	2mo	$35,000	$28	57
3030 Morningside Dr	0.36mi	3/1.0 (+1)	1,005 (-12%)	2mo	$53,000	$53	57
2647 Drexel St	0.57mi	3/2.0 (+1)	1,079 (-6%)	2mo	$67,500	$63	53
2449 Midway St	0.74mi	2/2.0	1,103 (-4%)	4mo	$35,000	$32	52
3934 Fairfax Ave	0.59mi	3/1.0 (+1)	1,036 (-9%)	2mo	$84,000	$81	50
3004 Essex St	0.31mi	3/2.0 (+1)	1,300 (+14%)	5mo	$12,500	$10	49
3229 Wagner St	0.73mi	3/1.0 (+1)	1,235 (+8%)	1mo	$43,000	$35	47
2446 Drexel St	0.65mi	2/1.0	979 (-14%)	4mo	$15,000	$15	42
3206 Lancaster St	0.64mi	3/2.0 (+1)	1,262 (+10%)	4mo	$40,000	$32	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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-5,702
• Equity at exit: $5,219

10-year hold

• IRR: -9.9%
• Equity multiple: 0.42×
• Total profit: $-5,718
• Equity at exit: $3,026

Cash invested: $9,800 (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: 3.5×

Monthly cashflow live

• Estimated rent: $840 high
• Mortgage (P&I): −$184
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $4

Break-even live

Break-even rent $836

Max offer price $35,000

Occupancy floor 95%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	0.14mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.32mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	0.36mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	0.51mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	0.58mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	0.92mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	0.93mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	0.95mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	0.97mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	1.02mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	1.05mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	1.05mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	1.09mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.15mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	1.17mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	1.18mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	1.20mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	43d	1	1.21mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	1.22mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	1.30mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	43d	1	1.30mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	1.39mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	1.39mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	43d	1	1.42mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	1.43mi

Listing history 29 events

1. 2026-06-18
   days on market $35,000 Active 875 DOM
2. 2026-06-17
   days on market $35,000 Active 874 DOM
3. 2026-06-16
   days on market $35,000 Active 873 DOM
4. 2026-06-15
   days on market $35,000 Active 872 DOM
5. 2026-06-14
   days on market $35,000 Active 870 DOM
6. 2026-06-13
   days on market $35,000 Active 869 DOM
7. 2026-06-10
   days on market $35,000 Active 867 DOM
8. 2026-06-09
   days on market $35,000 Active 866 DOM
9. 2026-06-08
   days on market $35,000 Active 865 DOM
10. 2026-06-07
    days on market $35,000 Active 864 DOM
11. 2026-06-05
    days on market $35,000 Active 861 DOM
12. 2026-06-03
    days on market $35,000 Active 860 DOM
13. 2026-06-02
    days on market $35,000 Active 859 DOM
14. 2026-06-01
    days on market $35,000 Active 858 DOM
15. 2026-05-31
    days on market $35,000 Active 857 DOM
16. 2026-05-30
    days on market $35,000 Active 856 DOM
17. 2026-01-12
    price $35,000 156-char remark

    Show marketing remark (156 chars)

    Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!! Currently rented

18. 2025-02-28
    status Active 156-char remark

    Show marketing remark (156 chars)

    Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!! Currently rented

19. 2025-02-25
    status Pending 156-char remark

    Show marketing remark (156 chars)

    Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!! Currently rented

20. 2025-02-07
    price $39,000 156-char remark

    Show marketing remark (156 chars)

    Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!! Currently rented

21. 2024-01-22
    listed $44,000 Active 156-char remark

    Show marketing remark (156 chars)

    Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!! Currently rented

22. 2021-05-16
    historical 270-char remark

    Show marketing remark (270 chars)

    Investors!!! This 3 bedroom 1 bath property has recently been renovated and is rented to long term tenant. Add this beauty to your rental portfolio TODAY! Can be sold separately or with 1943 Milam St; 1903 Vivian, 2408 Hearne Ave, and 622 W. 75th St for $212,000 total!

23. 2021-05-14
    soldstatus Sold 270-char remark

    Show marketing remark (270 chars)

    Investors!!! This 3 bedroom 1 bath property has recently been renovated and is rented to long term tenant. Add this beauty to your rental portfolio TODAY! Can be sold separately or with 1943 Milam St; 1903 Vivian, 2408 Hearne Ave, and 622 W. 75th St for $212,000 total!

24. 2021-03-27
    historical 270-char remark

    Show marketing remark (270 chars)

    Investors!!! This 3 bedroom 1 bath property has recently been renovated and is rented to long term tenant. Add this beauty to your rental portfolio TODAY! Can be sold separately or with 1943 Milam St; 1903 Vivian, 2408 Hearne Ave, and 622 W. 75th St for $212,000 total!

25. 2021-03-25
    listed $38,000 270-char remark

    Show marketing remark (270 chars)

    Investors!!! This 3 bedroom 1 bath property has recently been renovated and is rented to long term tenant. Add this beauty to your rental portfolio TODAY! Can be sold separately or with 1943 Milam St; 1903 Vivian, 2408 Hearne Ave, and 622 W. 75th St for $212,000 total!

26. 2020-01-14
    soldstatus $120,000
27. 2020-01-14
    soldstatus $112,000
28. 2009-07-31
    soldstatus $22,500
29. 1995-07-24
    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: $428 · $36/mo
• Projected year-2 tax: $428 · $36/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 6/10 Major FEMA zone AE · 71% 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: $10,086
• − Mortgage interest: −$1,961
• − Property taxes: −$428
• − Insurance: −$5,294
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$1,018
• Taxable loss: −$229
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $98/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

+55.6% since first listed

13 events — show timeline

• 2026-01-12 Price Changed $35,000 NTREIS
• 2025-02-28 Relisted — NTREIS
• 2025-02-25 Pending — NTREIS
• 2025-02-07 Price Changed $39,000 NTREIS
• 2024-01-22 Listed $44,000 NTREIS
• 2021-05-16 Listing Removed — NTREIS
• 2021-05-14 Sold (MLS) — NTREIS
• 2021-03-27 Listing Removed — NTREIS
• 2021-03-25 Listed $38,000 NTREIS
• 2020-01-14 Sold (Public Records) $112,000 Public Records
• 2020-01-14 Sold (Public Records) $120,000 Public Records
• 2009-07-31 Sold (Public Records) $22,500 Public Records
• 1995-07-24 Sold (Public Records) — Public Records

Property tax history

-1.5%/yr

Latest (2025): $428 · +0.4% YoY. Source: county tax records.