526 Coon St · Shreveport, LA 71104

$35,000

3 bd · 1.0 ba · 983 sqft · SingleFamily public records · 1 Days on market

Built 1985 4,830 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
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 4,830 sq ft lot
• Built 1985

Property features AI

Finance

• Other: Property listed as residential, single family; Parcel number available
• Financial info: No second mortgage; Loan type listed as 'Treat As Clear'
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property (detached)
• Construction: Built in 1985; Preowned
• Exterior features: Lot dimensions approximately 40 x 121; Lot classified as less than 0.5 acre (about 0.1109 acres); Subdivision: Marks Meyer

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; One living area and one dining area; Total of 3 rooms
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 26.6% 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: Rents rising (+3.6%/yr); 146 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $242 of loan paydown is wiped out by about $1k 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 + 3.6% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $35,000

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: 2.93% ✓
• Cap rate: 26.60%
• Cash-on-cash: 72.52%
• DSCR: 4.23
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $88,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 E Washington St	0.30mi	3/1.0	1,042 (+6%)	5mo	$144,900	$139	72
2618 Roosevelt Ave	0.12mi	3/1.0	845 (-14%)	1mo	$45,000	$53	70
2530 Captain Sawyer Dr	0.33mi	3/1.0	1,056 (+7%)	10mo	$134,999	$128	64
2612 W Cavett Dr	0.24mi	3/1.0	1,121 (+14%)	4mo	$130,000	$116	62
140 E College	0.53mi	3/1.0	1,100 (+12%)	0mo	$10,000	$9	56
3035 Dallas St	0.46mi	3/1.0	1,111 (+13%)	1mo	$100,000	$90	55
204 Boulevard St	0.72mi	2/1.0 (-1)	1,028 (+5%)	6mo	$38,000	$37	49
147 E Herndon St	0.74mi	2/1.0 (-1)	1,018 (+4%)	13mo	$45,000	$44	44
261 E Lister St	0.71mi	2/1.0 (-1)	1,027 (+4%)	14mo	$46,000	$45	43
830 Kimbrough St	0.46mi	2/1.0 (-1)	1,100 (+12%)	14mo	$132,900	$121	42
1821 Jenkins Ave	0.52mi	2/1.0 (-1)	858 (-13%)	11mo	$17,000	$20	40
140 E Rutherford St	0.53mi	2/1.0 (-1)	1,130 (+15%)	9mo	$138,999	$123	38

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: 72.8%
• Equity multiple: 4.33×
• Total profit: $32,633
• Equity at exit: $5,219

10-year hold

• IRR: 76.8%
• Equity multiple: 9.10×
• Total profit: $79,405
• Equity at exit: $3,026

Cash invested: $9,800 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,026 high
• Mortgage (P&I): −$184
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $592

Break-even live

Break-even rent $276

Max offer price $35,000

Occupancy floor 37%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2317 Freewater St Shreveport, LA	2.0	1.0	695	$750	$1.08	14d	1	0.11mi
2618 Roosevelt Ave Shreveport, LA	3.0	1.0	845	$1,000	$1.18	21d	1	0.14mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	21d	1	0.33mi
336 E Olive St Shreveport, LA	2.0	1.0	600	$595	$0.99	44d	1	0.42mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	14d	11	0.60mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	0.67mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$2,042	$2.20	14d	10	0.70mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	44d	1	0.74mi
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	14d	6	0.75mi
253 E Jordan St Unit 251 Shreveport, LA	2.0	1.0	784	$900	$1.15	44d	1	0.77mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	21d	1	0.99mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	1.04mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	44d	1	1.06mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	21d	1	1.18mi
219 E Slattery Blvd Shreveport, LA	2.0	1.0	1047	$1,000	$0.96	44d	1	1.20mi
3131 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	866	$985	$1.14	14d	11	1.22mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	44d	1	1.24mi
402 Egan St Unit Gilbert, 1320 Shreveport, LA	2.0	1.0	600	$565	$0.94	21d	1	1.25mi
3201 Knight St Shreveport, LA	1.0–2.0	1.0	781	$900	$1.15	14d	3	1.30mi
2201 Naples St Bossier City, LA	2.0	1.0	759	$775	$1.02	44d	1	1.38mi
3215 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	862	$1,065	$1.24	14d	7	1.38mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	44d	1	1.39mi

Listing history 4 events

1. 2026-05-30
   status $35,000 Pending 1 DOM
2. 2026-05-28
   historical Active Contingent
3. 2026-05-25
   listed $35,000 Active
4. 1987-12-17
   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: $237 · $20/mo
• Projected year-2 tax: $237 · $20/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 ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,306
• − Mortgage interest: −$1,961
• − Property taxes: −$237
• − Insurance: −$175
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$1,018
• Taxable income: $6,946
• Est. tax owed @ 24.0%: −$1,667
• After-tax cash flow: $5,440/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
• County: Caddo Parish · 178,536 people
• City population: 164,123
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• Metro: Shreveport-Bossier City, LA
• 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

• 2026-05-28 Contingent — NTREIS
• 2026-05-25 Listed $35,000 NTREIS
• 1987-12-17 Sold (Public Records) — Public Records

Property tax history

-3.0%/yr

Latest (2025): $237 · +0.4% YoY. Source: county tax records.