135 Stoner Ave · Shreveport, LA 71101

$27,500

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 3 Days on market

Built 1980 5,968 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Investor special with strong upside potential. This vacant property is a prime opportunity for a full renovation project. Major exterior improvement already completed with a newer roof featuring architectural shingles installed within the last 18 months. Ideal for investors seeking a value-add property with the ability to customize and maximize returns. Property may also be purchased as part of a package deal with 2935 Quinton and 3303 Frederick for a combined price of $35,000. Each property is available individually at a higher price. Bring your vision—this is a straightforward rehab opportunity with solid potential.

Key facts

• Newer roof
• 5,968 sq ft lot
• Built 1980

Tags

• NEWER ROOF
• ARCHITECTURAL SHINGLES
• MAJOR EXTERIOR IMPROVEMENT

Property features AI

Finance

• Other: Parcel number: 171306016013400
• Financial info: Loan treated as clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway parking; No garage or carport spaces
• Utilities: No utilities listed; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Not attached to another property
• Construction: Built in 1980
• Exterior features: Lot under 0.5 acre (approximately 0.137 acre); Subdivision: Lister Sub; Directions: Consult GPS

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom (1st level), approximately 10 x 10
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; One living area; One dining area; Other interior features
• Laundry & utility: No utilities listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $28k).
• Cap rate 31.3% 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: 61 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• At $964/mo this rent would consume 60% of the median local household income ($19k/yr) (locally 702% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $107 of equity ($190 loan paydown + $-83 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $27,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 3.50% ✓
• Cap rate: 31.33%
• Cash-on-cash: 89.43%
• DSCR: 4.98
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $57,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Lister St	0.19mi	3/1.0	1,371 (-2%)	2mo	$160,000	$117	86
131 Lister St	0.19mi	2/1.0 (-1)	1,428 (+2%)	2mo	$140,000	$98	81
150 E Egan St	0.18mi	4/1.5 (+1)	1,501 (+7%)	1mo	$22,000	$15	72
129 E Wichita St	0.41mi	2/1.0 (-1)	1,342 (-4%)	3mo	$125,000	$93	67
155 E Herndon St	0.31mi	3/1.5	1,461 (+4%)	14mo	$115,000	$79	65
131 Merrick St	0.58mi	2/1.0 (-1)	1,433 (+2%)	2mo	$40,000	$28	63
154 E Wyandotte St	0.34mi	3/1.5	1,264 (-10%)	6mo	$69,500	$55	61
446 Merrick St	0.67mi	2/2.0 (-1)	1,372 (-2%)	1mo	$55,000	$40	55
642 Egan St	0.64mi	2/1.0 (-1)	1,390 (-1%)	11mo	$25,000	$18	55
1105 Foster St	0.63mi	3/3.0	1,202 (-14%)	2mo	$10,000	$8	37
432 E Merrick St	0.74mi	3/1.0	1,210 (-14%)	9mo	$50,000	$41	35
406 College St	0.69mi	2/1.0 (-1)	1,215 (-13%)	13mo	$50,000	$41	30

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: 91.7%
• Equity multiple: 5.59×
• Total profit: $35,371
• Equity at exit: $7,574

10-year hold

• IRR: 93.1%
• Equity multiple: 11.53×
• Total profit: $81,092
• Equity at exit: $8,782

Cash invested: $7,700 (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: 61
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $964 high
• Mortgage (P&I): −$144
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $574

Break-even live

Break-even rent $237

Max offer price $27,500

Occupancy floor 35%

Sensitivity live

Price	-10% $589	-5% $582	+0% $574	+5% $566	+10% $558
Rent	-10% $498	-5% $536	+0% $574	+5% $612	+10% $650
Rate	-1.0pp $588	-0.5pp $581	base $574	+0.5pp $567	+1.0pp $559

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1147 Cornwell Ave Unit 1 Shreveport, LA	3.0	2.0	1200	$895	$0.75	14d	1	0.25mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	14d	1	0.26mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	21d	1	0.27mi
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	21d	1	0.31mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	44d	1	0.35mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	14d	1	0.43mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	44d	1	0.48mi
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	14d	1	0.50mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	44d	1	0.56mi
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	45d	1	0.60mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	44d	1	0.69mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	44d	1	0.70mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	44d	1	0.71mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	44d	1	0.74mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	0.76mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	44d	1	0.81mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	44d	1	0.84mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	14d	1	0.89mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	44d	1	0.89mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	21d	1	0.94mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	14d	1	0.95mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	0.96mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	0.96mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	14d	1	0.96mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	0.97mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$2,042	$2.20	14d	10	1.00mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	14d	1	1.09mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	21d	1	1.11mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	21d	1	1.12mi
819 Boulevard St Shreveport, LA	2.0	1.0	900	$800	$0.89	21d	1	1.13mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	21d	7	1.16mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	14d	1	1.29mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	44d	1	1.34mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	21d	1	1.37mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	14d	11	1.37mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	1.40mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	14d	2	1.41mi
100 Crossroads Blvd Bossier City, LA	1.0–2.0	1.0–2.0	858	$1,299	$1.51	44d	1	1.43mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	44d	1	1.46mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	45d	1	1.46mi

Listing history 5 events

1. 2026-06-05
   status $27,500 Pending 3 DOM
2. 2026-06-03
   days on market $27,500 Active 3 DOM
3. 2026-06-02
   days on market $27,500 Active 2 DOM
4. 2026-06-01
   remarks 625-char remark
5. 2026-06-01
   listed $27,500 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: $380 · $32/mo
• Projected year-2 tax: $380 · $32/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,563
• − Mortgage interest: −$1,540
• − Property taxes: −$380
• − Insurance: −$138
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$800
• Taxable income: $6,854
• Est. tax owed @ 24.0%: −$1,645
• After-tax cash flow: $5,241/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

+1.9% since first listed

5 events — show timeline

• 2026-05-01 Listed $27,500 NTREIS
• 2013-10-09 Sold (Public Records) $190,000 Public Records
• 2013-10-09 Sold (Public Records) $100,000 Public Records
• 2013-05-28 Sold (Public Records) $10,000 Public Records
• 2012-10-04 Sold (Public Records) $27,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $380 · +0.4% YoY. Source: county tax records.