1844 W Jordan St · Shreveport, LA 71103

$29,900

2 bd · 1.0 ba · 1,543 sqft · SingleFamily public records · 5 Days on market

Built 1940 5,097 sqft lot

---

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
• 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

Year and square footage to be verified by buyer. Contact agent for showing.

Key facts

• 5,097 sq ft lot
• Parking
• Built 1940

Tags

• CONTACT AGENT FOR SHOWING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $30k).
• Cap rate 28.1% 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: 69 active listings in the ZIP; 19 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

• In year one you build about $158 of equity ($207 loan paydown + $-49 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $1k; list at $30k implies a 2890% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 66% 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 $29,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.21% ✓
• Cap rate: 28.14%
• Cash-on-cash: 78.01%
• DSCR: 4.47
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $103,381
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 Gary St	0.42mi	3/1.5 (+1)	1,531 (-1%)	6mo	$70,000	$46	67
2105 Wyoming Cir	0.70mi	3/2.0 (+1)	1,438 (-7%)	10mo	$96,500	$67	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: 70.4%
• Equity multiple: 4.51×
• Total profit: $29,384
• Equity at exit: $8,435

10-year hold

• IRR: 72.4%
• Equity multiple: 9.20×
• Total profit: $68,676
• Equity at exit: $9,945

Cash invested: $8,372 (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: 69
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $958 high
• Mortgage (P&I): −$157
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $478

Break-even live

Break-even rent $354

Max offer price $29,900

Occupancy floor 45%

Sensitivity live

Price	-10% $495	-5% $486	+0% $478	+5% $469	+10% $461
Rent	-10% $402	-5% $440	+0% $478	+5% $516	+10% $554
Rate	-1.0pp $493	-0.5pp $485	base $478	+0.5pp $470	+1.0pp $462

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	44d	1	0.28mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	44d	1	0.43mi
2401 Darien St Shreveport, LA	3.0	2.0	2000	$1,500	$0.75	14d	1	0.68mi
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	44d	1	0.83mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	44d	1	1.04mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	1.04mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	1.08mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	14d	1	1.17mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	1.19mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	14d	1	1.20mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.20mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	14d	1	1.30mi
710 Crockett St Unit 716 Shreveport, LA	1.0	1.0	1250	$1,600	$1.28	21d	1	1.35mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	14d	2	1.39mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	44d	1	1.40mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	14d	1	1.45mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	44d	1	1.45mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	45d	1	1.46mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	14d	1	1.47mi

Listing history 4 events

1. 2024-10-08
   status Pending
2. 2024-10-02
   listed $29,900 Active
3. 2012-08-29
   soldstatus $1,000
4. 2005-09-14
   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: $524 · $44/mo
• Projected year-2 tax: $524 · $44/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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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: $11,502
• − Mortgage interest: −$1,675
• − Property taxes: −$524
• − Insurance: −$947
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$870
• Taxable income: $5,646
• Est. tax owed @ 24.0%: −$1,355
• After-tax cash flow: $4,379/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

+2890.0% since first listed

4 events — show timeline

• 2024-10-08 Pending — NTREIS
• 2024-10-02 Listed $29,900 NTREIS
• 2012-08-29 Sold (Public Records) $1,000 Public Records
• 2005-09-14 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $524 · +0.4% YoY. Source: county tax records.