3531 Hilliard St · Shreveport, LA 71103

$19,800

3 bd · 1.0 ba · 1,193 sqft · SingleFamily public records · 26 Days on market

Built 1955 8,712 sqft lot Est $38k · 48% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

his RANCH style single family home offers 3 bedrooms and 1 bathroom with approximately 1193 square feet of living space on a 0.21 acre lot. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. Seller will pay up to $1,000 in closing costs. Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 8,712 sq ft lot
• Built 1955
• Listed 25 days

Property features AI

Exterior

• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Composition and slate roof

Interior

• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: Living room; Kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 42.8% 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: crime F, amenities F, commute 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.
• Zoned schools: Caddo Heights Math/Science Elementary School (math 12% / reading 12%, grade F, #568 of 646 statewide, top 89%, 383 students, 86% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL).
• Zoned-school proficiency averages 49% at this address vs 26% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 70 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $104 of equity ($137 loan paydown + $-33 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $19,503 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.93% ✓
• Cap rate: 42.81%
• Cash-on-cash: 130.41%
• DSCR: 6.80
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $38,176
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1802 Midway St	0.40mi	3/1.0	1,208 (+1%)	2mo	$49,900	$41	77
1747 Fulton St	0.37mi	3/2.0	1,072 (-10%)	10mo	$63,000	$59	54
2528 Attaway Ave	0.74mi	3/1.0	1,284 (+8%)	0mo	$22,500	$18	52
3726 Portland Ave	0.64mi	2/1.0 (-1)	1,105 (-7%)	2mo	$50,500	$46	51
1649 Fulton St	0.37mi	3/1.0	1,076 (-10%)	22mo	$29,900	$28	48
2527 Emery St	0.64mi	3/1.0	1,310 (+10%)	7mo	$29,000	$22	48
1439 Belwood St	0.67mi	3/1.0	1,092 (-8%)	12mo	$79,000	$72	45
2449 Midway St	0.71mi	2/2.0 (-1)	1,103 (-8%)	4mo	$35,000	$32	42
1343 W Kirby Pl	0.67mi	3/1.0	1,045 (-12%)	11mo	$26,000	$25	39

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: 7.80×
• Total profit: $37,675
• Equity at exit: $5,586

10-year hold

• IRR: —
• Equity multiple: 16.29×
• Total profit: $84,782
• Equity at exit: $6,586

Cash invested: $5,544 (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: 1.7×

Monthly cashflow live

• Estimated rent: $975 high
• Mortgage (P&I): −$104
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $602

Break-even live

Break-even rent $213

Max offer price $19,800

Occupancy floor 33%

Sensitivity live

Price	-10% $614	-5% $608	+0% $602	+5% $597	+10% $591
Rent	-10% $525	-5% $564	+0% $602	+5% $641	+10% $680
Rate	-1.0pp $612	-0.5pp $608	base $602	+0.5pp $597	+1.0pp $592

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: $4,950
• Closing costs: $594
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	22d	1	0.55mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	22d	1	0.58mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	15d	1	0.61mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	22d	1	0.61mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	22d	1	0.63mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	15d	1	0.68mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	22d	1	0.70mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	15d	1	0.75mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	45d	1	0.75mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	45d	1	0.82mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	22d	1	0.85mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	15d	1	0.86mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	22d	1	0.87mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	22d	1	0.89mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	15d	1	0.96mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	45d	1	0.97mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	45d	1	0.98mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	22d	1	1.01mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	45d	1	1.03mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	46d	1	1.11mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	45d	1	1.11mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	45d	1	1.13mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	22d	1	1.14mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	15d	1	1.17mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	15d	1	1.20mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	15d	1	1.35mi
3840 Creswell Ave Unit 1 Shreveport, LA	2.0	1.5	1200	$1,000	$0.83	45d	1	1.35mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	45d	1	1.37mi
819 Boulevard St Shreveport, LA	2.0	1.0	900	$800	$0.89	22d	1	1.42mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	45d	1	1.44mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	22d	1	1.44mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	22d	1	1.45mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	22d	1	1.46mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	15d	1	1.46mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	22d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $19,800 Active 26 DOM
2. 2026-06-18
   days on market $19,800 Active 23 DOM
3. 2026-06-17
   days on market $19,800 Active 22 DOM
4. 2026-06-16
   days on market $19,800 Active 21 DOM
5. 2026-06-15
   days on market $19,800 Active 20 DOM
6. 2026-06-14
   days on market $19,800 Active 18 DOM
7. 2026-06-13
   days on market $19,800 Active 17 DOM
8. 2026-06-10
   days on market $19,800 Active 15 DOM
9. 2026-06-09
   days on market $19,800 Active 14 DOM
10. 2026-06-08
    days on market $19,800 Active 13 DOM
11. 2026-06-07
    days on market $19,800 Active 12 DOM
12. 2026-06-05
    days on market $19,800 Active 9 DOM
13. 2026-06-03
    days on market $19,800 Active 8 DOM
14. 2026-06-02
    days on market $19,800 Active 7 DOM
15. 2026-06-01
    days on market $19,800 Active 6 DOM
16. 2026-05-31
    days on market $19,800 Active 5 DOM
17. 2026-05-30
    days on market $19,800 Active 4 DOM
18. 2026-05-26
    listed $19,800 Active
19. 2003-10-08
    soldstatus
20. 2002-08-29
    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: $672 · $56/mo
• Projected year-2 tax: $672 · $56/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 66% 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: $11,704
• − Mortgage interest: −$1,109
• − Property taxes: −$672
• − Insurance: −$99
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$576
• Taxable income: $7,376
• Est. tax owed @ 24.0%: −$1,770
• After-tax cash flow: $5,460/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 events — show timeline

• 2026-05-26 Listed $19,800 AcadianaMLS
• 2003-10-08 Sold (Public Records) — Public Records
• 2002-08-29 Sold (Public Records) — Public Records

Property tax history

+13.5%/yr

Latest (2025): $672 · +0.4% YoY. Source: county tax records.