1534 Magnolia Ave · Shreveport, LA 71101

$45,000

2 bd · 1.5 ba · 1,539 sqft · SingleFamily public records · 234 Days on market

Built 1920 5,009 sqft lot $29/sqft · 42% below area Est $77k · 42% under ↓ 10% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

5k PRICE IMPROVEMENT!!! Calling all Investors! There are endless opportunities with this property! This property will need some TLC but with the right vision could make a home for you or a great rental property! Schedule your tour TODAY!

Key facts

• 5,009 sq ft lot
• Built 1920
• Listed 234 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 21d 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 $939/mo this rent would consume 58% 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 $176 of equity ($311 loan paydown + $-135 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.09% ✓
• Cap rate: 18.04%
• Cash-on-cash: 41.96%
• DSCR: 2.87
• GRM: 4.0

CMA / ARV

• ARV (median comp): $77,259
• List price: $45,000
• Delta: -41.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Lister St	0.39mi	2/1.0	1,428 (-7%)	2mo	$140,000	$98	66
446 Merrick St	0.35mi	2/2.0	1,372 (-11%)	1mo	$55,000	$40	62
546 College St	0.45mi	2/1.0	1,437 (-7%)	7mo	$124,000	$86	60
131 Merrick St	0.56mi	2/1.0	1,433 (-7%)	2mo	$40,000	$28	59
2310 Highland Ave	0.54mi	3/1.5 (+1)	1,611 (+5%)	5mo	$115,000	$71	58
2507 Highland Ave	0.68mi	2/1.0	1,468 (-5%)	6mo	$30,000	$20	54
117 Lister St	0.42mi	3/1.0 (+1)	1,371 (-11%)	2mo	$160,000	$117	54
1515 Coty St	0.22mi	3/2.0 (+1)	1,753 (+14%)	8mo	$135,000	$77	53
129 E Wichita St	0.57mi	2/1.0	1,342 (-13%)	3mo	$125,000	$93	48
117 Merrick St	0.57mi	3/1.5 (+1)	1,762 (+14%)	1mo	$90,000	$51	43
149 College St	0.58mi	3/2.0 (+1)	1,735 (+13%)	9mo	$205,000	$118	37
123 Dalzell St	0.73mi	3/1.0 (+1)	1,377 (-10%)	7mo	$80,000	$58	36

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: 42.7%
• Equity multiple: 3.07×
• Total profit: $26,122
• Equity at exit: $12,393

10-year hold

• IRR: 45.9%
• Equity multiple: 6.09×
• Total profit: $64,115
• Equity at exit: $14,370

Cash invested: $12,600 (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: 4.0×

Monthly cashflow live

• Estimated rent: $939 high
• Mortgage (P&I): −$236
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $441

Break-even live

Break-even rent $381

Max offer price $45,000

Occupancy floor 48%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	13d	1	0.13mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	44d	1	0.21mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	44d	1	0.35mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	44d	1	0.40mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	13d	1	0.42mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	44d	1	0.43mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	0.45mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	44d	1	0.52mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	13d	1	0.52mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	44d	1	0.52mi
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	21d	1	0.56mi
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	13d	1	0.59mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	44d	1	0.61mi
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	44d	1	0.62mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	44d	1	0.64mi
1147 Cornwell Ave Unit 1 Shreveport, LA	3.0	2.0	1200	$895	$0.75	13d	1	0.70mi
250 E Jordan St Shreveport, LA	2.0	1.0	1920	$800	$0.42	44d	1	0.71mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	21d	1	0.72mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	13d	1	0.73mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	21d	1	0.74mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	13d	1	0.76mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	0.85mi
717 Kirby Pl Shreveport, LA	2.0	1.0	1894	$1,450	$0.77	44d	1	0.93mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	0.94mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	0.95mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	44d	1	1.03mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	44d	1	1.04mi
314 Kings Hwy Shreveport, LA	1.0	1.0	1200	$700	$0.58	44d	1	1.04mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	21d	7	1.10mi
710 Crockett St Unit 716 Shreveport, LA	1.0	1.0	1250	$1,600	$1.28	21d	1	1.11mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	21d	1	1.20mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	21d	1	1.20mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	13d	2	1.26mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	21d	1	1.31mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	13d	1	1.32mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	13d	1	1.32mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	21d	1	1.32mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	13d	1	1.35mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	13d	1	1.37mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,740	$1.88	13d	10	1.38mi

Listing history 19 events

1. 2026-06-18
   days on market $45,000 Active 234 DOM
2. 2026-06-17
   days on market $45,000 Active 233 DOM
3. 2026-06-16
   days on market $45,000 Active 232 DOM
4. 2026-06-15
   days on market $45,000 Active 231 DOM
5. 2026-06-14
   days on market $45,000 Active 229 DOM
6. 2026-06-13
   days on market $45,000 Active 228 DOM
7. 2026-06-10
   days on market $45,000 Active 226 DOM
8. 2026-06-09
   days on market $45,000 Active 225 DOM
9. 2026-06-08
   days on market $45,000 Active 224 DOM
10. 2026-06-07
    days on market $45,000 Active 223 DOM
11. 2026-06-05
    days on market $45,000 Active 220 DOM
12. 2026-06-03
    days on market $45,000 Active 219 DOM
13. 2026-06-02
    days on market $45,000 Active 218 DOM
14. 2026-06-01
    days on market $45,000 Active 217 DOM
15. 2026-05-31
    days on market $45,000 Active 216 DOM
16. 2026-05-30
    days on market $45,000 Active 215 DOM
17. 2026-01-12
    price $45,000 237-char remark

    Show marketing remark (237 chars)

    5k PRICE IMPROVEMENT!!! Calling all Investors! There are endless opportunities with this property! This property will need some TLC but with the right vision could make a home for you or a great rental property! Schedule your tour TODAY!

18. 2025-10-27
    listed $50,000 Active 237-char remark

    Show marketing remark (237 chars)

    5k PRICE IMPROVEMENT!!! Calling all Investors! There are endless opportunities with this property! This property will need some TLC but with the right vision could make a home for you or a great rental property! Schedule your tour TODAY!

19. 1992-08-25
    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: $556 · $46/mo
• Projected year-2 tax: $556 · $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 · 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: $11,266
• − Mortgage interest: −$2,521
• − Property taxes: −$556
• − Insurance: −$225
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$1,309
• Taxable income: $4,853
• Est. tax owed @ 24.0%: −$1,165
• After-tax cash flow: $4,123/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

-10.0% since first listed

3 events — show timeline

• 2026-01-12 Price Changed $45,000 NTREIS
• 2025-10-27 Listed $50,000 NTREIS
• 1992-08-25 Sold (Public Records) — Public Records

Property tax history

+12.6%/yr

Latest (2025): $556 · +0.4% YoY. Source: county tax records.