6939 Rosewood Oak Dr · Shreveport, LA 71047

$149,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 12 Days on market

Built 2002 0.37 ac lot $116/sqft · 33% above area Est $165k · 9% under ↓ 3% since listing

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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 +26.7/30.0
• ARV discount +11.7/15.0
• DSCR +9.2/10.0
• 1% rule +6.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to peaceful country living in desirable Willworth Oaks! This spacious 2002 Southern Energy manufactured home offers 3 bedrooms, 2 bathrooms, and an open-concept floor plan designed for comfortable everyday living and entertaining. The oversized kitchen is the heart of the home, featuring abundant countertop space, ample cabinetry, and room for gathering with family and friends. The inviting living room boasts a cozy corner fireplace, built-in shelving, and plenty of natural light. The remote master suite provides privacy and relaxation, complete with a large walk-in closet and an ensuite bath. A convenient laundry room with utility sink adds extra functionality to daily life. E

Key facts

• Remote master suite
• Oversized kitchen
• Natural light

Tags

• OPEN-CONCEPT FLOOR PLAN
• OVERSIZED KITCHEN
• COZY CORNER FIREPLACE
• BUILT-IN SHELVING
• NATURAL LIGHT
• REMOTE MASTER SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.5% 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: 59 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.60%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (median comp): $165,414
• List price: $149,900
• Delta: -12.34%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10009 Chestnut Bay Oaks Rd	0.03mi	3/2.0	1,344 (+4%)	2mo	$109,000	$81	91

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,518
• Equity at exit: $22,351

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $34,453
• Equity at exit: $12,961

Cash invested: $41,972 (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 71047

• Home prices YoY: -27.5%
• Active inventory: 59
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,697 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$87 /mo · $1,038/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $406

Break-even live

Break-even rent $1,184

Max offer price $149,900

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $149,900 Active 12 DOM
2. 2026-06-17
   days on market $149,900 Active 11 DOM
3. 2026-06-16
   days on market $149,900 Active 10 DOM
4. 2026-06-15
   days on market $149,900 Active 9 DOM
5. 2026-06-14
   days on market $149,900 Active 7 DOM
6. 2026-06-13
   days on market $149,900 Active 6 DOM
7. 2026-06-10
   days on market $149,900 Active 4 DOM
8. 2026-06-09
   days on market $149,900 Active 3 DOM
9. 2026-06-08
   days on market $149,900 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    pricestatusdays on marketlisting id $149,900 Active 1 DOM
12. 2026-05-17
    historical
13. 2026-05-04
    price $145,000
14. 2025-11-17
    listed $150,000 Active
15. 2008-05-14
    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: $1,038 · $87/mo
• Projected year-2 tax: $1,038 · $87/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,367
• − Mortgage interest: −$8,397
• − Property taxes: −$1,038
• − Insurance: −$750
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$4,361
• Taxable income: $2,563
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $4,254/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

• City population: 164,123
• Population (ZIP): 10,874

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 White (77%)
• Race & ethnicity: White 77% Black 17% Two or more races 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -59.82%
• Current HPI: 158.0139
• 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

-3.3% since first listed

4 events — show timeline

• 2026-05-17 Listing Removed — NTREIS
• 2026-05-04 Price Changed $145,000 NTREIS
• 2025-11-17 Listed $150,000 NTREIS
• 2008-05-14 Sold (Public Records) — Public Records

Property tax history

+19.2%/yr

Latest (2025): $1,038 · +0.2% YoY. Source: county tax records.