3105 Metal St · Shreveport, LA 71103

$67,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 55 Days on market

Built 1960 5,401 sqft lot $65/sqft · 135% above area

---

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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

This updated 2 bed 1 bath property offers 1,032 square feet of thoughtfully remodeled living space and presents a great rental opportunity or income producing property. With modern updates already completed, this home is move in ready and well suited for both investors and owner occupants. The layout is efficient and comfortable, making excellent use of the space while providing a welcoming feel throughout. Recent updates, including new foundation beams and plumbing improvements, add to the long term value and overall appeal of the home. Located close to many amenities including shopping, dining, and everyday conveniences, this property offers easy access to everything tenants or homeowners

Key facts

• Easy access
• Modern updates
• New foundation beams

Tags

• REMODELED LIVING SPACE
• MODERN UPDATES
• NEW FOUNDATION BEAMS
• PLUMBING IMPROVEMENTS
• CLOSE TO AMENITIES
• EASY ACCESS

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached carport; Carport (1 covered space); Driveway
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Attached property; Built in 1960
• Construction: Built in 1960
• Exterior features: Lot under 0.5 acre (approximately 0.124 acre); Subdivision: Washington Sub

Interior

• Kitchen: Refrigerator
• Bedrooms: Primary bedroom on main level; Total bedrooms: 2
• Bathrooms: 1 full bathroom
• Interior features: Built-in features; Cable TV available; Decorative lighting; High-speed internet available; One living area; One dining area; Total rooms: 3; One-level layout

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($772 rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 5.6% 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: 70 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $352 of equity ($463 loan paydown + $-111 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 $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (median comp): $28,549
• List price: $67,000
• Delta: 134.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3121 Ashton St	0.07mi	2/1.0	1,016 (-2%)	1mo	$31,000	$31	93
3137 Looney St	0.14mi	2/1.0	1,134 (+10%)	2mo	$60,000	$53	76
2935 Poland St	0.26mi	3/1.0 (+1)	1,030 (-0%)	19mo	$17,000	$17	67
2937 Looney St	0.15mi	3/1.0 (+1)	1,017 (-2%)	23mo	$21,000	$21	67
2824 W Caperton St	0.52mi	2/1.0	1,100 (+7%)	2mo	$60,900	$55	63
1821 Dolphine	0.62mi	2/1.0	1,100 (+7%)	4mo	$19,000	$17	57
1438 Arlington Ave	0.74mi	3/1.0 (+1)	1,030 (-0%)	4mo	$19,500	$19	57
2609 Ashton St	0.42mi	3/1.0 (+1)	1,144 (+11%)	1mo	$55,000	$48	56
1411 Hassett Ave	0.68mi	3/1.0 (+1)	1,060 (+3%)	6mo	$20,000	$19	53
1713 Madison Ave	0.73mi	3/1.0 (+1)	1,066 (+3%)	5mo	$23,000	$22	51
3221 W College St	0.70mi	3/2.0 (+1)	1,029 (-0%)	14mo	$39,900	$39	46
3102 W Laurel St	0.34mi	3/2.0 (+1)	1,169 (+13%)	13mo	$55,000	$47	42

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: 11.3%
• Equity multiple: 1.53×
• Total profit: $10,021
• Equity at exit: $18,902

10-year hold

• IRR: 16.3%
• Equity multiple: 2.76×
• Total profit: $32,977
• Equity at exit: $22,285

Cash invested: $18,760 (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: 70
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $772 high
• Mortgage (P&I): −$351
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $197

Break-even live

Break-even rent $523

Max offer price $67,000

Occupancy floor 70%

Sensitivity live

Price	-10% $234	-5% $216	+0% $197	+5% $178	+10% $159
Rent	-10% $136	-5% $166	+0% $197	+5% $227	+10% $258
Rate	-1.0pp $230	-0.5pp $214	base $197	+0.5pp $179	+1.0pp $162

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	22d	1	0.15mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	15d	1	0.36mi
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	45d	1	0.42mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	15d	1	0.59mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	22d	1	0.62mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	15d	1	0.80mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	45d	1	0.80mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	45d	1	0.88mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	15d	1	0.90mi
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	45d	1	1.24mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	15d	1	1.26mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	45d	1	1.27mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	45d	1	1.32mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	45d	1	1.36mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$798	$0.80	45d	1	1.41mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	45d	1	1.41mi

Listing history 23 events

1. 2026-06-21
   days on market $67,000 Active 55 DOM
2. 2026-06-18
   days on market $67,000 Active 52 DOM
3. 2026-06-17
   days on market $67,000 Active 51 DOM
4. 2026-06-16
   days on market $67,000 Active 50 DOM
5. 2026-06-15
   days on market $67,000 Active 49 DOM
6. 2026-06-14
   days on market $67,000 Active 47 DOM
7. 2026-06-13
   days on market $67,000 Active 46 DOM
8. 2026-06-10
   days on market $67,000 Active 44 DOM
9. 2026-06-09
   days on market $67,000 Active 43 DOM
10. 2026-06-08
    days on market $67,000 Active 42 DOM
11. 2026-06-07
    days on market $67,000 Active 41 DOM
12. 2026-06-05
    days on market $67,000 Active 38 DOM
13. 2026-06-03
    days on market $67,000 Active 37 DOM
14. 2026-06-02
    days on market $67,000 Active 36 DOM
15. 2026-06-01
    days on market $67,000 Active 35 DOM
16. 2026-05-31
    days on market $67,000 Active 34 DOM
17. 2026-05-30
    days on market $67,000 Active 33 DOM
18. 2026-04-27
    historical
19. 2026-04-27
    listed $67,000 Active 1205-char remark
20. 2026-04-16
    price $58,000
21. 2026-04-03
    price $63,000
22. 2026-01-26
    listed $65,000 Active
23. 2001-02-22
    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: $411 · $34/mo
• Projected year-2 tax: $411 · $34/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 · 21 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: $9,268
• − Mortgage interest: −$3,753
• − Property taxes: −$411
• − Insurance: −$335
• − Repairs & maintenance: −$741
• − Management: −$741
• − Depreciation: −$1,949
• Taxable income: $1,336
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $2,038/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

+3.1% since first listed

6 events — show timeline

• 2026-04-27 Listed $67,000 NTREIS
• 2026-04-27 Listing Removed — NTREIS
• 2026-04-16 Price Changed $58,000 NTREIS
• 2026-04-03 Price Changed $63,000 NTREIS
• 2026-01-26 Listed $65,000 NTREIS
• 2001-02-22 Sold (Public Records) — Public Records

Property tax history

+15.8%/yr

Latest (2025): $411 · +0.4% YoY. Source: county tax records.