1113 Dalzell St · Shreveport, LA 71104

$195,500

4 bd · 2.0 ba · 2,115 sqft · SingleFamily public records · 58 Days on market

Built 2010 Est $161k · 22% over

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Why this score? — see what drove the F 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 +7.4/30.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.6/10.0
• DSCR +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This 2955 square foot single family home has 4 bedrooms and 2.5 bathrooms.

Key facts

• Built 2010
• Listed 58 days

Property features AI

Exterior

• Home design: Built in 2010

Interior

• Kitchen: Island; Refrigerator
• Interior features: Fireplace; Sunroom; Porch

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (33.5% below list).
• Recommended offer: $130k (33.5% below list) — sets the bar for 1% rule.

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: Rents rising (+3.6%/yr); 147 active listings in the ZIP; 12 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 $1k of loan paydown is wiped out by about $6k 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 58 days — a 3% lower offer ($190k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $129,948 (33.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.66% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $160,740
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Prospect St	0.11mi	4/2.5	1,876 (-11%)	4mo	$150,000	$80	71
927 Boulevard St	0.27mi	4/2.0	2,332 (+10%)	1mo	$179,900	$77	69
742 Columbia St	0.60mi	5/2.0 (+1)	2,060 (-3%)	1mo	$114,900	$56	62
728 Rutherford St	0.68mi	4/2.0	1,957 (-8%)	7mo	$149,000	$76	50
2324 Scovell Ct	0.63mi	3/1.0 (-1)	2,032 (-4%)	12mo	$17,500	$9	45
3120 Thornhill Ave	0.66mi	3/2.5 (-1)	2,015 (-5%)	14mo	$260,000	$129	43
852 Dalzell St	0.35mi	3/2.0 (-1)	2,360 (+12%)	20mo	$195,000	$83	43
2418 Pinehurst Blvd	0.75mi	3/2.0 (-1)	1,885 (-11%)	15mo	$13,000	$7	30
648 Wichita	0.73mi	3/2.0 (-1)	1,809 (-14%)	13mo	$74,900	$41	26
2530 Creswell Ave	0.70mi	3/3.5 (-1)	2,400 (+14%)	13mo	$69,900	$29	23
553 Prospect St	0.73mi	3/2.0 (-1)	1,801 (-15%)	20mo	$150,000	$83	20

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: -25.1%
• Equity multiple: 0.14×
• Total profit: $-46,904
• Equity at exit: $29,150

10-year hold

• IRR: -19.7%
• Equity multiple: -0.07×
• Total profit: $-58,413
• Equity at exit: $16,903

Cash invested: $54,740 (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: 147
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$1,025
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-250

Break-even live

Break-even rent $1,616

Max offer price $151,301

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-195	+0% $-250	+5% $-306	+10% $-361
Rent	-10% $-353	-5% $-302	+0% $-250	+5% $-199	+10% $-148
Rate	-1.0pp $-152	-0.5pp $-200	base $-250	+0.5pp $-301	+1.0pp $-352

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: $48,875
• Closing costs: $5,865
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	15d	1	0.32mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	22d	1	0.65mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	45d	1	0.87mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	45d	1	0.90mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	45d	1	0.93mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	22d	1	1.26mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	15d	1	1.26mi
2401 Darien St Shreveport, LA	3.0	2.0	2000	$1,500	$0.75	15d	1	1.28mi
3827 Baltimore Ave Shreveport, LA	3.0	2.5	1650	$1,650	$1.00	45d	1	1.30mi
222 Stephenson St Shreveport, LA	3.0	2.5	2642	$2,000	$0.76	22d	1	1.34mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	15d	1	1.36mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	45d	1	1.36mi

Listing history 19 events

1. 2026-06-21
   days on market $195,500 Active 58 DOM
2. 2026-06-18
   days on market $195,500 Active 55 DOM
3. 2026-06-17
   days on market $195,500 Active 54 DOM
4. 2026-06-16
   days on market $195,500 Active 53 DOM
5. 2026-06-15
   days on market $195,500 Active 52 DOM
6. 2026-06-14
   days on market $195,500 Active 50 DOM
7. 2026-06-13
   days on market $195,500 Active 49 DOM
8. 2026-06-10
   days on market $195,500 Active 47 DOM
9. 2026-06-09
   days on market $195,500 Active 46 DOM
10. 2026-06-08
    days on market $195,500 Active 45 DOM
11. 2026-06-07
    days on market $195,500 Active 44 DOM
12. 2026-06-05
    days on market $195,500 Active 41 DOM
13. 2026-06-03
    days on market $195,500 Active 40 DOM
14. 2026-06-02
    days on market $195,500 Active 39 DOM
15. 2026-06-01
    days on market $195,500 Active 38 DOM
16. 2026-05-31
    days on market $195,500 Active 37 DOM
17. 2026-05-30
    days on market $195,500 Active 36 DOM
18. 2026-04-22
    listed $195,500 Active 76-char remark
19. 1999-06-02
    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: $2,041 · $170/mo
• Projected year-2 tax: $2,041 · $170/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 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: $15,594
• − Mortgage interest: −$10,951
• − Property taxes: −$2,041
• − Insurance: −$978
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$5,687
• Taxable loss: −$6,558
• Est. tax savings @ 24.0%: +$1,574
• After-tax cash flow: $-1,428/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

• 2026-04-22 Listed $195,500 FSBO.com
• 1999-06-02 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,041 · +0.4% YoY. Source: county tax records.