3514 Michigan Blvd · Shreveport, LA 71109

$85,000

3 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 63 Days on market

Built 1988 7,667 sqft lot $51/sqft · 8% above area Est $79k · 8% over

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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 +22.3/30.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Appreciation +4.4/10.0
• ARV discount +3.8/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

3BR 2BA Home – Motivated Sellers, All Offers Welcome! Don't miss this incredible opportunity! This 3-bedroom, 2-bathroom home is being sold as-is by highly motivated sellers — all offers are welcome and will be considered. It needs some TLC, but with a little work, this fixer-upper has the potential to become a fantastic home or a solid investment. Whether you're a first-time buyer, an investor, or a renovator looking for your next project, this one is priced to sell and won't last long. Bring your best offer today!

Key facts

• 7,667 sq ft lot
• Built 1988
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $140 ($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 $85k (0.2% below list).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 123 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 31% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $588 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 (-1.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $71k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $78,594
• List price: $85,000
• Delta: 8.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3633 W College St	0.38mi	3/2.0	1,600 (-4%)	15mo	$52,000	$33	60
3819 Eileen Ln	0.41mi	3/2.0	1,693 (+2%)	17mo	$89,999	$53	59
3901 Elmer Ln	0.55mi	3/2.5	1,667 (+0%)	14mo	$189,900	$114	56
2941 Poland St	0.74mi	3/1.0	1,650 (-1%)	10mo	$39,900	$24	56
3611 Bellaire Ave	0.22mi	4/2.0 (+1)	1,509 (-9%)	16mo	$68,900	$46	52
3318 Darien St	0.41mi	3/1.0	1,800 (+8%)	21mo	$41,000	$23	50
1808 Teresa Ln	0.73mi	3/2.0	1,547 (-7%)	3mo	$119,000	$77	48
3636 Milton St	0.68mi	4/2.0 (+1)	1,782 (+7%)	1mo	$125,000	$70	46
3124 Stonewall St	0.56mi	4/2.0 (+1)	1,479 (-11%)	7mo	$34,999	$24	41
2919 Lillian St	0.60mi	2/1.0 (-1)	1,494 (-10%)	15mo	$14,900	$10	38
1507 Glen Ave	0.38mi	3/2.0	1,413 (-15%)	23mo	$140,000	$99	35
2828 Darien St	0.71mi	2/2.0 (-1)	1,435 (-14%)	5mo	$18,000	$13	32

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.08×
• Total profit: $1,828
• Equity at exit: $19,781

10-year hold

• IRR: 8.5%
• Equity multiple: 1.81×
• Total profit: $19,232
• Equity at exit: $20,151

Cash invested: $23,800 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 123
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $848 high
• Mortgage (P&I): −$446
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $140

Break-even live

Break-even rent $671

Max offer price $85,000

Occupancy floor 78%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	13d	1	0.09mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	0.41mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	43d	1	0.45mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	20d	1	0.53mi
2711 Thayer St Shreveport, LA	4.0	1.0	1436	$1,552	$1.08	43d	1	0.80mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	43d	1	0.84mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$900	$0.90	43d	1	0.88mi
2401 Darien St Shreveport, LA	3.0	2.0	2000	$1,500	$0.75	13d	1	1.13mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	1.22mi

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 63 DOM
2. 2026-06-17
   days on market $85,000 Active 62 DOM
3. 2026-06-16
   days on market $85,000 Active 61 DOM
4. 2026-06-15
   days on market $85,000 Active 60 DOM
5. 2026-06-14
   days on market $85,000 Active 58 DOM
6. 2026-06-13
   days on market $85,000 Active 57 DOM
7. 2026-06-10
   days on market $85,000 Active 55 DOM
8. 2026-06-09
   days on market $85,000 Active 54 DOM
9. 2026-06-08
   days on market $85,000 Active 53 DOM
10. 2026-06-07
    days on market $85,000 Active 52 DOM
11. 2026-06-05
    days on market $85,000 Active 49 DOM
12. 2026-06-03
    days on market $85,000 Active 48 DOM
13. 2026-06-02
    days on market $85,000 Active 47 DOM
14. 2026-06-01
    days on market $85,000 Active 46 DOM
15. 2026-05-31
    days on market $85,000 Active 45 DOM
16. 2026-05-30
    days on market $85,000 Active 44 DOM
17. 2026-04-13
    listed $85,000 Active 534-char remark

    Show marketing remark (534 chars)

    3BR 2BA Home – Motivated Sellers, All Offers Welcome! Don't miss this incredible opportunity! This 3-bedroom, 2-bathroom home is being sold as-is by highly motivated sellers — all offers are welcome and will be considered. It needs some TLC, but with a little work, this fixer-upper has the potential to become a fantastic home or a solid investment. Whether you're a first-time buyer, an investor, or a renovator looking for your next project, this one is priced to sell and won't last long. Bring your best offer today!

18. 2020-04-28
    soldstatus $71,000
19. 2003-10-21
    soldstatus
20. 2003-01-07
    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: $583 · $49/mo
• Projected year-2 tax: $583 · $49/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $10,180
• − Mortgage interest: −$4,761
• − Property taxes: −$583
• − Insurance: −$425
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$2,473
• Taxable income: $309
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $1,611/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 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: ▼ -1.18%
• Current HPI: 54.4158
• 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

+19.7% since first listed

4 events — show timeline

• 2026-04-13 Listed $85,000 NTREIS
• 2020-04-28 Sold (Public Records) $71,000 Public Records
• 2003-10-21 Sold (Public Records) — Public Records
• 2003-01-07 Sold (Public Records) — Public Records

Property tax history

+12.0%/yr

Latest (2025): $583 · +0.4% YoY. Source: county tax records.