1516 Highland Ave · Shreveport, LA 71101

$99,900

3 bd · 1.0 ba · 1,756 sqft · SingleFamily public records · 146 Days on market

Built 1940 5,097 sqft lot $57/sqft · 30% above area Est $77k · 30% over ↓ 29% since listing

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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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Appreciation +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Duplex in Highland. Front unit is somewhat dated but in generally good shape (shown in pictures). The back unit was renovated more recently, as shown in the pictures. Property is a money maker. Owner Agent Pictures of unit B are from past vacancy period. Unit is tenant occupied. No warranties of condition are expressed or implied by the pictures. Information is believed to be true but not guaranteed. This property is part of a portfolio that can be sold as a package. List available upon request.

Key facts

• Back unit renovated
• Duplex in highland
• Money maker

Tags

• DUPLEX IN HIGHLAND
• BACK UNIT RENOVATED
• MONEY MAKER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (0.5% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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 Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); C.E. Byrd High School (math 44% / reading 55%, grade D, #37 of 265 statewide, top 14%, 1,526 students, 43% FRL) — zoned schools average 33% FRL vs 64% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 26% district-wide (+41 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: 62 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $390 of equity ($691 loan paydown + $-301 appreciation (-0.3% 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 (-0.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1940 — 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: 1.00% ✗
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $77,052
• List price: $99,900
• Delta: 29.65%
• 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
1515 Coty St	0.28mi	3/2.0	1,753 (-0%)	8mo	$135,000	$77	76
648 Wichita	0.28mi	3/2.0	1,809 (+3%)	13mo	$74,900	$41	67
117 Merrick St	0.64mi	3/1.5	1,762 (+0%)	1mo	$90,000	$51	66
445 Boulevard St	0.56mi	4/2.0 (+1)	1,756 (0%)	5mo	$175,000	$100	61
149 College St	0.65mi	3/2.0	1,735 (-1%)	9mo	$205,000	$118	56
616 Wichita St	0.25mi	2/2.0 (-1)	1,987 (+13%)	2mo	$120,000	$60	56
813 Dalzell St	0.74mi	3/2.0	1,771 (+1%)	8mo	$164,500	$93	54
2310 Highland Ave	0.57mi	3/1.5	1,611 (-8%)	5mo	$115,000	$71	53
418 Boulevard St	0.54mi	2/1.0 (-1)	1,908 (+9%)	3mo	$104,900	$55	53
328 Prospect St	0.69mi	2/1.0 (-1)	1,641 (-6%)	13mo	$75,000	$46	41
2418 Pinehurst Blvd	0.66mi	3/2.0	1,885 (+7%)	15mo	$13,000	$7	41
150 E Egan St	0.63mi	4/1.5 (+1)	1,501 (-14%)	1mo	$22,000	$15	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.25×
• Total profit: $6,967
• Equity at exit: $27,513

10-year hold

• IRR: 10.9%
• Equity multiple: 2.15×
• Total profit: $32,050
• Equity at exit: $31,902

Cash invested: $27,972 (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 71101

• Home prices YoY: -0.4%
• Active inventory: 62
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $994 high
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $178

Break-even live

Break-even rent $769

Max offer price $99,900

Occupancy floor 77%

Sensitivity live

Price	-10% $234	-5% $206	+0% $178	+5% $150	+10% $121
Rent	-10% $99	-5% $139	+0% $178	+5% $217	+10% $256
Rate	-1.0pp $228	-0.5pp $203	base $178	+0.5pp $152	+1.0pp $126

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	15d	1	0.07mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	45d	1	0.43mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	45d	1	0.47mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	15d	1	0.49mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	45d	1	0.60mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	45d	1	0.61mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	45d	1	0.70mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	45d	1	0.72mi
250 E Jordan St Shreveport, LA	2.0	1.0	1920	$800	$0.42	45d	1	0.76mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	22d	1	0.79mi
717 Kirby Pl Shreveport, LA	2.0	1.0	1894	$1,450	$0.77	45d	1	0.98mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	45d	1	1.06mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	46d	1	1.06mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	15d	2	1.17mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	22d	1	1.26mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	22d	1	1.26mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	15d	1	1.32mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	15d	1	1.40mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	22d	1	1.40mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	15d	1	1.43mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	15d	1	1.45mi

Listing history 18 events

1. 2026-06-08
   days on market $99,900 Active 146 DOM
2. 2026-06-07
   days on market $99,900 Active 145 DOM
3. 2026-06-05
   days on market $99,900 Active 142 DOM
4. 2026-06-03
   days on market $99,900 Active 141 DOM
5. 2026-06-02
   days on market $99,900 Active 140 DOM
6. 2026-06-01
   days on market $99,900 Active 139 DOM
7. 2026-05-31
   days on market $99,900 Active 138 DOM
8. 2026-05-30
   days on market $99,900 Active 137 DOM
9. 2026-02-26
   price $99,900 514-char remark

   Show marketing remark (514 chars)

   Duplex in Highland. Front unit is somewhat dated but in generally good shape (shown in pictures). The back unit was renovated more recently, as shown in the pictures. Property is a money maker. Owner Agent Pictures of unit B are from past vacancy period. Unit is tenant occupied. No warranties of condition are expressed or implied by the pictures. Information is believed to be true but not guaranteed. This property is part of a portfolio that can be sold as a package. List available upon request.

10. 2026-02-12
    price $104,900 514-char remark

    Show marketing remark (514 chars)

    Duplex in Highland. Front unit is somewhat dated but in generally good shape (shown in pictures). The back unit was renovated more recently, as shown in the pictures. Property is a money maker. Owner Agent Pictures of unit B are from past vacancy period. Unit is tenant occupied. No warranties of condition are expressed or implied by the pictures. Information is believed to be true but not guaranteed. This property is part of a portfolio that can be sold as a package. List available upon request.

11. 2026-01-13
    listed $109,900 Active 514-char remark

    Show marketing remark (514 chars)

    Duplex in Highland. Front unit is somewhat dated but in generally good shape (shown in pictures). The back unit was renovated more recently, as shown in the pictures. Property is a money maker. Owner Agent Pictures of unit B are from past vacancy period. Unit is tenant occupied. No warranties of condition are expressed or implied by the pictures. Information is believed to be true but not guaranteed. This property is part of a portfolio that can be sold as a package. List available upon request.

12. 2024-10-21
    historical
13. 2024-08-29
    price $119,500
14. 2024-08-29
    status Active
15. 2024-05-27
    listed $119,900 Active
16. 2011-06-22
    soldstatus $140,000
17. 2006-07-27
    soldstatus
18. 1991-02-15
    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: $503 · $42/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$46/yr (+$4/mo · 9.2%)

ⓘ 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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,929
• − Mortgage interest: −$5,596
• − Property taxes: −$503
• − Insurance: −$500
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$2,906
• Taxable income: $516
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $2,011/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): 6,415
• Household income: $19,351
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 702.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 29% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Tagalog/Filipino 0%

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: ▼ -0.30%
• Current HPI: 74.2131
• Rent YoY: —
• 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

-28.6% since first listed

10 events — show timeline

• 2026-02-26 Price Changed $99,900 NTREIS
• 2026-02-12 Price Changed $104,900 NTREIS
• 2026-01-13 Listed $109,900 NTREIS
• 2024-10-21 Listing Removed — NTREIS
• 2024-08-29 Price Changed $119,500 NTREIS
• 2024-08-29 Relisted — NTREIS
• 2024-05-27 Listed $119,900 NTREIS
• 2011-06-22 Sold (Public Records) $140,000 Public Records
• 2006-07-27 Sold (Public Records) — Public Records
• 1991-02-15 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2025): $503 · +0.4% YoY. Source: county tax records.