649 Dalzell St · Shreveport, LA 71104

$85,500

2 bd · 1.0 ba · 1,265 sqft · SingleFamily public records · 17 Days on market

Built 1927 Est $109k · 21% under

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• 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

Listing remarks

Charming home on a quiet street in the Historic Highland neighborhood.

Key facts

• Built 1927
• Listed 17 days

Tags

• HISTORIC HIGHLAND NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $86k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Creswell Elementary School (math 17% / reading 12%, grade F, #516 of 646 statewide, top 82%, 250 students, 81% FRL); 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-school proficiency averages 50% at this address vs 26% district-wide (+24 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: Rents rising (+3.6%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $591 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $84,217 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.45%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $108,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Kirby Pl	0.26mi	3/1.0 (+1)	1,254 (-1%)	11mo	$120,000	$96	72
708 College St	0.16mi	2/1.0	1,156 (-9%)	10mo	$79,000	$68	69
446 Merrick St	0.34mi	2/2.0	1,372 (+8%)	2mo	$55,000	$40	65
546 College St	0.20mi	2/1.0	1,437 (+14%)	7mo	$124,000	$86	62
619 College St	0.14mi	3/1.0 (+1)	1,412 (+12%)	9mo	$115,000	$81	62
550 Stephenson St	0.71mi	2/1.0	1,255 (-1%)	7mo	$128,000	$102	60
547 Forest Ave	0.62mi	2/1.5	1,308 (+3%)	10mo	$118,500	$91	55
404 Washington St	0.41mi	3/2.0 (+1)	1,367 (+8%)	5mo	$130,000	$95	54
131 Merrick St	0.70mi	2/1.0	1,433 (+13%)	2mo	$40,000	$28	44
832 Jefferson Pl	0.59mi	2/1.0	1,449 (+14%)	6mo	$169,800	$117	43
123 Dalzell St	0.68mi	3/1.0 (+1)	1,377 (+9%)	7mo	$80,000	$58	43
642 Egan St	0.74mi	2/1.0	1,390 (+10%)	11mo	$25,000	$18	40

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,502
• Equity at exit: $12,748

10-year hold

• IRR: 12.7%
• Equity multiple: 2.03×
• Total profit: $24,774
• Equity at exit: $7,392

Cash invested: $23,940 (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: 7.2×

Monthly cashflow live

• Estimated rent: $985 high
• Mortgage (P&I): −$448
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $248

Break-even live

Break-even rent $670

Max offer price $85,500

Occupancy floor 70%

Sensitivity live

Price	-10% $297	-5% $273	+0% $248	+5% $224	+10% $200
Rent	-10% $171	-5% $210	+0% $248	+5% $287	+10% $326
Rate	-1.0pp $291	-0.5pp $270	base $248	+0.5pp $226	+1.0pp $204

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	22d	1	0.11mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	15d	1	0.15mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	22d	1	0.15mi
557 Merrick St Shreveport, LA	1.0	1.0	950	$725	$0.76	45d	1	0.19mi
819 Boulevard St Shreveport, LA	2.0	1.0	900	$800	$0.89	22d	1	0.23mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	45d	1	0.27mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	15d	1	0.28mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	45d	1	0.29mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	45d	1	0.31mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	45d	1	0.33mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	45d	1	0.36mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	45d	1	0.38mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	15d	1	0.42mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	45d	1	0.47mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	46d	1	0.47mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	45d	1	0.56mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	15d	1	0.60mi
314 Kings Hwy Shreveport, LA	1.0	1.0	1200	$700	$0.58	45d	1	0.61mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	15d	1	0.62mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	45d	1	0.64mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	22d	1	0.64mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	45d	1	0.65mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	22d	1	0.65mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	22d	1	0.66mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	22d	1	0.66mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	15d	1	0.72mi
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	46d	1	0.73mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	22d	1	0.74mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	45d	1	0.74mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	45d	1	0.76mi
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	15d	1	0.80mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	22d	1	0.82mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	15d	1	0.82mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	15d	1	0.84mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	15d	1	0.84mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	22d	1	0.84mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	45d	1	0.86mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	15d	1	0.92mi
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	22d	1	0.92mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	15d	1	0.99mi

Listing history 13 events

1. 2026-06-21
   days on market $85,500 Active 17 DOM
2. 2026-06-18
   days on market $85,500 Active 14 DOM
3. 2026-06-17
   days on market $85,500 Active 13 DOM
4. 2026-06-16
   days on market $85,500 Active 12 DOM
5. 2026-06-15
   days on market $85,500 Active 11 DOM
6. 2026-06-14
   days on market $85,500 Active 9 DOM
7. 2026-06-13
   days on market $85,500 Active 8 DOM
8. 2026-06-10
   days on market $85,500 Active 6 DOM
9. 2026-06-09
   days on market $85,500 Active 5 DOM
10. 2026-06-08
    days on market $85,500 Active 4 DOM
11. 2026-06-07
    days on market $85,500 Active 3 DOM
12. 2026-06-05
    remarks 70-char remark
13. 2026-06-05
    listed $85,500 Active 1 DOM

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $547 · $46/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,817
• − Mortgage interest: −$4,789
• − Property taxes: −$547
• − Insurance: −$428
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,487
• Taxable income: $1,676
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,579/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

2 events — show timeline

• 2026-06-04 Listed $85,500 ForSaleByOwner.com
• 1996-09-27 Sold (Public Records) — Public Records

Property tax history

+12.2%/yr

Latest (2025): $547 · +0.4% YoY. Source: county tax records.