6338 Colquitt Rd · Shreveport, LA 71047

$124,900

3 bd · 2.0 ba · 1,835 sqft · SingleFamily public records · 196 Days on market

Built 1955 2.50 ac lot $68/sqft · 41% below area Est $213k · 41% under ↓ 3% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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 MLS

Nice home with 4 bedrooms and 2 full baths. Large den with wood burning fireplace. Living room area. Good size kitchen. Nice size bedrooms. Attached 2 car carport. About 2.5 acre yard. AGENTS: see agent remarks on submitting an offer.

Key facts

• About 2.5 acre yard
• Large den
• Good size kitchen

Tags

• WOOD BURNING FIREPLACE
• LARGE DEN
• GOOD SIZE KITCHEN
• ABOUT 2.5 ACRE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 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 $864 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (median comp): $212,673
• List price: $124,900
• Delta: -41.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10721 Southern Ridge East	0.10mi	3/2.0	1,920 (+5%)	2mo	$215,000	$112	86
6363 Bain Blvd	0.25mi	3/1.0	1,692 (-8%)	8mo	$155,000	$92	65
6154 Colquitt Rd	0.47mi	4/2.0 (+1)	1,959 (+7%)	11mo	$290,000	$148	52
10074 Freedoms Way	0.54mi	3/2.0	1,568 (-15%)	1mo	$254,900	$163	50
6103 Colquitt	0.60mi	3/1.0	1,606 (-12%)	1mo	$180,000	$112	46
9972 Freedoms Way	0.66mi	3/2.0	1,667 (-9%)	22mo	$245,000	$147	36
10275 Freeman Dr	0.62mi	3/2.5	2,075 (+13%)	20mo	$299,500	$144	31
9915 Freedoms Way	0.75mi	3/2.0	1,600 (-13%)	23mo	$296,000	$185	24

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $15,430
• Equity at exit: $18,623

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $59,306
• Equity at exit: $10,799

Cash invested: $34,972 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $560

Break-even live

Break-even rent $996

Max offer price $124,900

Occupancy floor 62%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $124,900 Active 196 DOM
2. 2026-06-17
   days on market $124,900 Active 195 DOM
3. 2026-06-16
   days on market $124,900 Active 194 DOM
4. 2026-06-15
   days on market $124,900 Active 193 DOM
5. 2026-06-14
   days on market $124,900 Active 191 DOM
6. 2026-06-13
   days on market $124,900 Active 190 DOM
7. 2026-06-10
   days on market $124,900 Active 188 DOM
8. 2026-06-09
   days on market $124,900 Active 187 DOM
9. 2026-06-08
   days on market $124,900 Active 186 DOM
10. 2026-06-07
    days on market $124,900 Active 185 DOM
11. 2026-06-05
    days on market $124,900 Active 182 DOM
12. 2026-06-03
    pricedays on market $124,900 Active 181 DOM
13. 2026-06-02
    days on market $144,900 Active 180 DOM
14. 2026-06-01
    days on market $144,900 Active 179 DOM
15. 2026-05-31
    days on market $144,900 Active 178 DOM
16. 2026-05-30
    days on market $144,900 Active 177 DOM
17. 2026-05-07
    price $144,900 234-char remark

    Show marketing remark (234 chars)

    Nice home with 4 bedrooms and 2 full baths. Large den with wood burning fireplace. Living room area. Good size kitchen. Nice size bedrooms. Attached 2 car carport. About 2.5 acre yard. AGENTS: see agent remarks on submitting an offer.

18. 2026-04-02
    price $154,900 234-char remark

    Show marketing remark (234 chars)

    Nice home with 4 bedrooms and 2 full baths. Large den with wood burning fireplace. Living room area. Good size kitchen. Nice size bedrooms. Attached 2 car carport. About 2.5 acre yard. AGENTS: see agent remarks on submitting an offer.

19. 2026-02-06
    price $159,900 234-char remark

    Show marketing remark (234 chars)

    Nice home with 4 bedrooms and 2 full baths. Large den with wood burning fireplace. Living room area. Good size kitchen. Nice size bedrooms. Attached 2 car carport. About 2.5 acre yard. AGENTS: see agent remarks on submitting an offer.

20. 2026-01-08
    price $169,900 234-char remark

    Show marketing remark (234 chars)

    Nice home with 4 bedrooms and 2 full baths. Large den with wood burning fireplace. Living room area. Good size kitchen. Nice size bedrooms. Attached 2 car carport. About 2.5 acre yard. AGENTS: see agent remarks on submitting an offer.

21. 2025-12-03
    listed $179,900 Active 234-char remark

    Show marketing remark (234 chars)

    Nice home with 4 bedrooms and 2 full baths. Large den with wood burning fireplace. Living room area. Good size kitchen. Nice size bedrooms. Attached 2 car carport. About 2.5 acre yard. AGENTS: see agent remarks on submitting an offer.

22. 2017-12-01
    soldstatus $150,000
23. 2004-02-06
    soldstatus
24. 1999-10-13
    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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,464
• − Mortgage interest: −$6,996
• − Property taxes: −$958
• − Insurance: −$624
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$3,633
• Taxable income: $4,978
• Est. tax owed @ 24.0%: −$1,195
• After-tax cash flow: $5,530/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

-3.4% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $144,900 NTREIS
• 2026-04-02 Price Changed $154,900 NTREIS
• 2026-02-06 Price Changed $159,900 NTREIS
• 2026-01-08 Price Changed $169,900 NTREIS
• 2025-12-03 Listed $179,900 NTREIS
• 2017-12-01 Sold (Public Records) $150,000 Public Records
• 2004-02-06 Sold (Public Records) — Public Records
• 1999-10-13 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $958 · +0.2% YoY. Source: county tax records.