8966 Hawthorne Dr · Shreveport, LA 71118

$114,500

3 bd · 1.5 ba · 1,095 sqft · SingleFamily public records · 8 Days on market

Built 1970 8,059 sqft lot Est $114k · at est.

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Why this score? — see what drove the C+ 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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.3/15.0
• 1% rule +7.1/10.0
• 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

Remodeled including a new roof in June 2024, new dishwasher, new cook range. New paint and it's looking sharp. Owner reserves and retains owners mineral interest. Nice outside covered patio and 8x10 metal storage shed. Owner is a Realtor. Check out the Bank's placard on the outside of the house. Owner Agent. REMARKABLE! Electrical service has been upgraded throughout house, including a new service panel and electrical outlets.

Key facts

• Covered patio
• New dishwasher
• New cook range

Tags

• NEW ROOF
• NEW DISHWASHER
• NEW COOK RANGE
• COVERED PATIO
• METAL STORAGE SHED
• UPGRADED ELECTRICAL SERVICE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Cap rate 9.7% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $792 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.
• Current owner paid $61k; list at $114k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 73% 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 $114,500

Questions for the listing agent

1. Built in 1970 — 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: 1.21% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $113,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8932 Torento Ln	0.12mi	3/1.5	1,110 (+1%)	4mo	$64,000	$58	89
2624 Lola Ln	0.16mi	3/1.0	1,054 (-4%)	6mo	$65,000	$62	80
2550 Crape Myrtle St	0.28mi	3/1.0	1,125 (+3%)	2mo	$114,000	$101	79
9079 Hawthorne Dr	0.16mi	3/1.0	1,041 (-5%)	8mo	$119,900	$115	76
2609 Lyles Ln	0.07mi	4/1.0 (+1)	1,253 (+14%)	1mo	$165,000	$132	65
2558 Crape Myrtle St	0.27mi	3/1.0	955 (-13%)	4mo	$85,000	$89	61
9280 Savanna Dr	0.75mi	3/1.5	1,107 (+1%)	11mo	$115,000	$104	54
2810 Kaylin Dr	0.67mi	3/1.5	1,120 (+2%)	16mo	$139,900	$125	52
9008 Sara Ln #1	0.54mi	3/1.5	1,201 (+10%)	8mo	$113,000	$94	51
9025 Lone Oak Dr	0.74mi	3/1.0	1,185 (+8%)	2mo	$95,000	$80	48
1023 Bert Kouns Industrial Loop	0.63mi	3/2.0	1,214 (+11%)	10mo	$143,500	$118	43
9028 Sara Ln	0.56mi	3/1.5	1,246 (+14%)	15mo	$159,900	$128	38

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $653
• Equity at exit: $17,072

10-year hold

• IRR: 8.9%
• Equity multiple: 1.64×
• Total profit: $20,611
• Equity at exit: $9,900

Cash invested: $32,060 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$600
• Tax from tax record: −$117 /mo · $1,398/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $329

Break-even live

Break-even rent $968

Max offer price $114,500

Occupancy floor 71%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	14d	3	0.46mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	44d	11	0.57mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	44d	1	0.62mi
2843 Kaylin Dr Shreveport, LA	3.0	1.0	1025	$1,400	$1.37	21d	1	0.78mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	21d	1	0.81mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	14d	1	0.84mi
2838 Smithfield Rd Shreveport, LA	3.0	1.0	960	$1,250	$1.30	44d	1	0.88mi
9045 Kingston Rd Shreveport, LA	1.0–2.0	1.0–1.5	758	$900	$1.19	14d	5	0.91mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	44d	1	0.99mi
3011 Mackey Ln Shreveport, LA	3.0	1.5	1222	$1,300	$1.06	14d	1	1.00mi
8860 Bernay Dr Shreveport, LA	3.0	1.5	1200	$1,300	$1.08	44d	1	1.02mi
3024 Karla Cir Unit 3024 Shreveport, LA	3.0	1.0	971	$1,175	$1.21	44d	1	1.18mi
9005 Walker Rd Shreveport, LA	2.0	2.0	975	$1,332	$1.37	14d	5	1.22mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	14d	1	1.30mi
9730 Baird Rd Shreveport, LA	1.0–2.0	1.0–2.0	872	$1,212	$1.39	14d	19	1.32mi
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	44d	1	1.33mi
9100 Walker Rd Shreveport, LA	1.0–2.0	1.0–2.0	841	$1,164	$1.38	14d	9	1.37mi
3126 W Bert Kouns Industrial Loop Shreveport, LA	2.0	2.0	957	$820	$0.86	14d	1	1.49mi

Listing history 22 events

1. 2026-04-09
   status Pending
2. 2026-03-31
   listed $114,500 Active
3. 2026-03-04
   historical
4. 2026-01-08
   price $114,500
5. 2025-12-02
   price $119,500
6. 2025-11-17
   price $125,500
7. 2025-11-17
   status Active
8. 2025-10-12
   status Pending
9. 2025-10-06
   price $109,500
10. 2025-08-09
    price $115,000
11. 2025-06-20
    price $119,900
12. 2025-05-30
    price $124,900
13. 2025-04-29
    price $129,500
14. 2025-04-04
    price $133,500
15. 2025-03-05
    listed $139,500 Active
16. 2025-01-01
    historical
17. 2024-11-27
    price $124,500
18. 2024-10-23
    price $129,500
19. 2024-09-24
    price $134,500
20. 2024-08-13
    listed $139,500 Active
21. 2017-03-13
    soldstatus $61,000
22. 1997-03-31
    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: $1,398 · $117/mo
• Projected year-2 tax: $1,398 · $117/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 5/10 Major FEMA zone X (unshaded) · 24% 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 73% 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: $16,608
• − Mortgage interest: −$6,414
• − Property taxes: −$1,398
• − Insurance: −$572
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$3,331
• Taxable income: $2,236
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $3,408/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

+87.7% since first listed

22 events — show timeline

• 2026-04-09 Pending — NTREIS
• 2026-03-31 Listed $114,500 NTREIS
• 2026-03-04 Listing Removed — NTREIS
• 2026-01-08 Price Changed $114,500 NTREIS
• 2025-12-02 Price Changed $119,500 NTREIS
• 2025-11-17 Price Changed $125,500 NTREIS
• 2025-11-17 Relisted — NTREIS
• 2025-10-12 Pending — NTREIS
• 2025-10-06 Price Changed $109,500 NTREIS
• 2025-08-09 Price Changed $115,000 NTREIS
• 2025-06-20 Price Changed $119,900 NTREIS
• 2025-05-30 Price Changed $124,900 NTREIS
• 2025-04-29 Price Changed $129,500 NTREIS
• 2025-04-04 Price Changed $133,500 NTREIS
• 2025-03-05 Listed $139,500 NTREIS
• 2025-01-01 Listing Removed — NTREIS
• 2024-11-27 Price Changed $124,500 NTREIS
• 2024-10-23 Price Changed $129,500 NTREIS
• 2024-09-24 Price Changed $134,500 NTREIS
• 2024-08-13 Listed $139,500 NTREIS
• 2017-03-13 Sold (Public Records) $61,000 Public Records
• 1997-03-31 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,398 · +0.4% YoY. Source: county tax records.