8823 Kensington Dr · Shreveport, LA 71118

$140,000

4 bd · 2.0 ba · 1,634 sqft · SingleFamily public records · 209 Days on market

Built 1980 9,104 sqft lot Est $178k · 21% under

---

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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 8823 Kensington Drive, Shreveport, LA 71118, a comfortable and charming single-story home nestled in the desirable Pine Forest subdivision. With three bedrooms and two full bathrooms across approximately 1,634 sq ft, this residence is full of character and potential. Step inside to a bright, open living area anchored by a wood-burning fireplace—ideal for cozy evenings. The home features neutral tones and wood-look flooring that lend to a relaxed, welcoming ambiance. The dining area flows seamlessly from the living room, creating a natural path into the kitchen and encouraging easy conversation and traffic flow. The main bedroom is generously sized and designed for convenien

Key facts

• Storage building
• Walk in closets
• Two car garage

Tags

• WOOD BURNING FIREPLACE
• WALK IN CLOSETS
• STORAGE BUILDING
• TWO CAR GARAGE
• PINE FOREST SUBDIVISION

Property features AI

Finance

• Other: Standard listing conditions; Possession at closing/funding or specific date; Refrigerator and deep freezer in garage excluded from sale; Due diligence period ends 5/9/26
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Concrete parking
• Security: Smoke detectors installed; Audio and video surveillance devices present
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Residential property; Not attached to other properties
• Construction: Built in 1980; Brick, frame, and siding construction; Composition roof; Slab foundation
• Exterior features: Lot under 0.5 acre (approximately 0.209 acres); Subdivision: Pine Forest Sub; City water; City sewer

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Cable TV available; One living area; One dining area; 1 fireplace (living room, wood burning)
• Laundry & utility: Washer/dryer not listed (no laundry appliances specified)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Summer Grove Elementary School (math 7% / reading 12%, grade F, #612 of 646 statewide, top 95%, 529 students, 86% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Southwood High School (math 20% / reading 30%, grade F, #151 of 265 statewide, top 57%, 1,308 students, 68% FRL).
• Zoned-school proficiency averages 40% at this address vs 26% district-wide (+14 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 (+1.7%/yr); 116 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.09% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $178,106
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8823 Kensington Dr	0.00mi	3/2.0 (-1)	1,634 (0%)	1mo	$140,000	$86	94
2951 Salem Dr	0.13mi	3/2.0 (-1)	1,635 (+0%)	3mo	$179,000	$109	87
3037 Salem Dr	0.17mi	3/2.0 (-1)	1,542 (-6%)	0mo	$175,000	$113	77
9014 Southwood Dr Unit 16-161404-17-19	0.36mi	3/2.0 (-1)	1,695 (+4%)	4mo	$170,000	$100	69
3050 Lone Oak Dr	0.32mi	3/1.5 (-1)	1,720 (+5%)	2mo	$182,500	$106	68
9028 Letha Ln	0.37mi	3/1.5 (-1)	1,507 (-8%)	5mo	$169,900	$113	59
9033 Hilton Dr	0.49mi	4/2.0	1,459 (-11%)	2mo	$185,000	$127	57
9000 Lone Oak Dr	0.38mi	4/2.0	1,865 (+14%)	2mo	$95,000	$51	57
9034 Sara Ln	0.60mi	3/1.5 (-1)	1,513 (-7%)	2mo	$165,000	$109	51
3038 Hoyte Dr	0.59mi	3/2.0 (-1)	1,459 (-11%)	1mo	$125,000	$86	48
3355 Mackey Ln	0.47mi	3/2.0 (-1)	1,398 (-14%)	1mo	$169,500	$121	48
8533 Meadow Parkway Dr	0.73mi	3/1.5 (-1)	1,782 (+9%)	3mo	$155,000	$87	42

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-10,031
• Equity at exit: $20,874

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,468
• Equity at exit: $12,105

Cash invested: $39,200 (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 71118

• Rents YoY: 1.7%
• Active inventory: 116
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$734
• Tax from tax record: −$181 /mo · $2,173/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $228

Break-even live

Break-even rent $1,232

Max offer price $140,000

Occupancy floor 80%

Sensitivity live

Price	-10% $307	-5% $268	+0% $228	+5% $189	+10% $149
Rent	-10% $108	-5% $168	+0% $228	+5% $288	+10% $348
Rate	-1.0pp $299	-0.5pp $264	base $228	+0.5pp $192	+1.0pp $155

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2935 Salem Dr Shreveport, LA	3.0	2.0	1581	$1,400	$0.89	15d	1	0.14mi
8860 Bernay Dr Shreveport, LA	3.0	1.5	1200	$1,300	$1.08	46d	1	0.15mi
3011 Mackey Ln Shreveport, LA	3.0	1.5	1222	$1,300	$1.06	15d	1	0.20mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	46d	1	0.56mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	15d	1	0.70mi
3002 Hazel Cir Shreveport, LA	4.0	2.0	1553	$1,500	$0.97	15d	1	0.96mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	23d	1	1.38mi

Listing history 17 events

1. 2026-06-03
   status $140,000 Pending 209 DOM
2. 2026-06-02
   days on market $140,000 Active Contingent 209 DOM
3. 2026-06-01
   days on market $140,000 Active Contingent 208 DOM
4. 2026-05-31
   days on market $140,000 Active Contingent 207 DOM
5. 2026-05-30
   days on market $140,000 Active Contingent 206 DOM
6. 2026-04-29
   historical Active Contingent
7. 2026-04-10
   status Active
8. 2026-03-07
   historical Active Contingent
9. 2026-01-01
   price $140,000
10. 2025-11-03
    listed $141,000 Active
11. 2025-09-25
    historical
12. 2025-09-11
    price $140,000
13. 2025-06-25
    listed $150,000 Active
14. 2025-04-17
    listed $150,000 Active
15. 2010-05-06
    soldstatus $129,500
16. 2004-09-29
    soldstatus
17. 2000-05-09
    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: $2,173 · $181/mo
• Projected year-2 tax: $2,173 · $181/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 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: $18,255
• − Mortgage interest: −$7,842
• − Property taxes: −$2,173
• − Insurance: −$700
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$4,073
• Taxable income: $546
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,607/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): 23,219
• Household income: $50,287
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1046.0

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 0.55)
• Race & ethnicity: Black 58% White 33% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -78.81%
• Current HPI: 129.1782
• Rent YoY: ▲ 1.74%
• 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

+8.1% since first listed

12 events — show timeline

• 2026-04-29 Contingent — NTREIS
• 2026-04-10 Relisted — NTREIS
• 2026-03-07 Contingent — NTREIS
• 2026-01-01 Price Changed $140,000 NTREIS
• 2025-11-03 Listed $141,000 NTREIS
• 2025-09-25 Listing Removed — NTREIS
• 2025-09-11 Price Changed $140,000 NTREIS
• 2025-06-25 Listed $150,000 NTREIS
• 2025-04-17 Listed $150,000 NTREIS
• 2010-05-06 Sold (Public Records) $129,500 Public Records
• 2004-09-29 Sold (Public Records) — Public Records
• 2000-05-09 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,173 · +0.4% YoY. Source: county tax records.