3135 Milam St · Shreveport, LA 71103

$38,500

5 bd · 2.0 ba · 2,308 sqft · SingleFamily public records · 8 Days on market

Built 1960 8,102 sqft lot

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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
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Opportunity is knocking! This unique property offers endless potential with a flexible layout and plenty of space to make it your own. The upper level features 3 bedrooms and 1 bathroom, while the lower level—accessible by a separate staircase—includes 2 additional bedrooms and 1 bathroom that are ready for your vision and updates. Whether you're looking for a primary residence, investment property, or multi-generational living setup, this home offers the space and versatility to fit your needs. The property does need some TLC, but the possibilities are tremendous. Step outside and you'll find one of the home's standout features—a huge backyard with plenty of room for ente

Key facts

• Flexible layout
• Separate staircase
• Huge backyard

Tags

• FLEXIBLE LAYOUT
• HUGE BACKYARD
• SEPARATE STAIRCASE
• ENDLESS POTENTIAL

Property features AI

Finance

• Other: Property listed as active and for sale; Possession at closing/funding
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with 1 garage space; One covered parking space; No carport spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Two-story home; Not an attached property
• Construction: Built in 1960
• Exterior features: Lot size about 0.186 acres; Located in the Washington Subdivision

Interior

• Kitchen: No appliances listed
• Bedrooms: Five bedrooms total; Primary bedroom on level 2; Second primary bedroom on level 1; Additional bedrooms located on levels 1 and 2
• Bathrooms: Two full bathrooms
• Interior features: Six total rooms; Two living areas; One dining area; One fireplace serving the family room and other areas; Two levels
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Cap rate 34.3% 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: 69 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $202 of equity ($266 loan paydown + $-64 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.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $38,500

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: 3.81% ✓
• Cap rate: 34.32%
• Cash-on-cash: 100.08%
• DSCR: 5.45
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $87,704
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2719 W Maple St	0.71mi	4/3.0 (-1)	2,099 (-9%)	20mo	$79,900	$38	26

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: —
• Equity multiple: 6.18×
• Total profit: $55,858
• Equity at exit: $10,862

10-year hold

• IRR: —
• Equity multiple: 12.80×
• Total profit: $127,169
• Equity at exit: $12,805

Cash invested: $10,780 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$202
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $899

Break-even live

Break-even rent $330

Max offer price $38,500

Occupancy floor 34%

Sensitivity live

Price	-10% $921	-5% $910	+0% $899	+5% $888	+10% $877
Rent	-10% $783	-5% $841	+0% $899	+5% $957	+10% $1,015
Rate	-1.0pp $918	-0.5pp $909	base $899	+0.5pp $889	+1.0pp $879

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: $9,625
• Closing costs: $1,155
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $38,500 Active 8 DOM
2. 2026-06-17
   days on market $38,500 Active 7 DOM
3. 2026-06-16
   days on market $38,500 Active 6 DOM
4. 2026-06-15
   days on market $38,500 Active 5 DOM
5. 2026-06-14
   days on market $38,500 Active 3 DOM
6. 2026-06-13
   remarks 681-char remark
7. 2026-06-13
   listed $38,500 Active 2 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: $518 · $43/mo
• Projected year-2 tax: $518 · $43/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $17,623
• − Mortgage interest: −$2,157
• − Property taxes: −$518
• − Insurance: −$192
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$1,120
• Taxable income: $10,816
• Est. tax owed @ 24.0%: −$2,596
• After-tax cash flow: $8,193/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

2 events — show timeline

• 2026-06-10 Listed $38,500 NTREIS
• 2007-03-20 Sold (Public Records) — Public Records

Property tax history

+19.8%/yr

Latest (2025): $518 · +0.4% YoY. Source: county tax records.