2412 Pinehurst Blvd · Shreveport, LA 71104

$205,000

48 bd · 36.0 ba · 4,472 sqft · MultiFamily public records · 61 Days on market

Built 1940 7,536 sqft lot $46/sqft · 15% above area Est $179k · 15% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Want some mailbox money??? I have what you need to kick back and collect!!! Highland 6-plex. Downstairs contains two 2BR,1BA units and four upstairs 1BR,1BA units. Upstairs units are all bills paid. Downstairs, the tenant pays electric. Two units are occupied, 4 are vacant, with a little TLC, you could be the savvy investor you have always aspired to be!!! This property could be sold independently or as a package for $545K, MLS#21239279 313 Wilkinson Street Tri-Plex, MLS# 21238502,2024 Highland Ave 4Plex

Key facts

• 7,536 sq ft lot
• 6 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 6 × 8-bed/6.0-bath units multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $5k ($60k/yr) — positive. Per door: $828/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 35.4% 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: Rents rising (+3.6%/yr); 146 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• At $8,033/mo this rent would consume 170% of the median local household income ($57k/yr) (locally 759% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $57k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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

• Watch-outs: built in 1940 — 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 $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.92% ✓
• Cap rate: 35.37%
• Cash-on-cash: 103.85%
• DSCR: 5.62
• GRM: 2.1

CMA / ARV

• ARV (median comp): $178,953
• List price: $205,000
• Delta: 14.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.56% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.01×
• Total profit: $287,801
• Equity at exit: $30,566

10-year hold

• IRR: —
• Equity multiple: 12.80×
• Total profit: $677,277
• Equity at exit: $17,725

Cash invested: $57,400 (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: 12.8×

Monthly cashflow live

• Estimated rent: $8,033 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$218 /mo · $2,620/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,687
• Net cashflow: $4,967

Break-even live

Break-even rent $1,745

Max offer price $205,000

Occupancy floor 33%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	8	6	$8,034
Total (6 units)			$8,033

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-16
   status $205,000 Pending 61 DOM
2. 2026-06-16
   days on market $205,000 Active Contingent 61 DOM
3. 2026-06-15
   days on market $205,000 Active Contingent 60 DOM
4. 2026-06-14
   days on market $205,000 Active Contingent 58 DOM
5. 2026-06-13
   days on market $205,000 Active Contingent 57 DOM
6. 2026-06-10
   days on market $205,000 Active Contingent 55 DOM
7. 2026-06-09
   days on market $205,000 Active Contingent 54 DOM
8. 2026-06-08
   days on market $205,000 Active Contingent 53 DOM
9. 2026-06-07
   days on market $205,000 Active Contingent 52 DOM
10. 2026-06-05
    statusdays on market $205,000 Active Contingent 49 DOM
11. 2026-06-03
    days on market $205,000 Active 48 DOM
12. 2026-06-02
    days on market $205,000 Active 47 DOM
13. 2026-06-01
    days on market $205,000 Active 46 DOM
14. 2026-05-31
    days on market $205,000 Active 45 DOM
15. 2026-05-30
    days on market $205,000 Active 44 DOM
16. 2026-04-16
    listed $205,000 Active 509-char remark

    Show marketing remark (509 chars)

    Want some mailbox money??? I have what you need to kick back and collect!!! Highland 6-plex. Downstairs contains two 2BR,1BA units and four upstairs 1BR,1BA units. Upstairs units are all bills paid. Downstairs, the tenant pays electric. Two units are occupied, 4 are vacant, with a little TLC, you could be the savvy investor you have always aspired to be!!! This property could be sold independently or as a package for $545K, MLS#21239279 313 Wilkinson Street Tri-Plex, MLS# 21238502,2024 Highland Ave 4Plex

17. 2025-10-01
    historical $775
18. 2025-07-31
    listed $775
19. 2025-07-03
    historical $775
20. 2024-03-05
    listed $775
21. 2022-04-14
    soldstatus Closed 83-char remark

    Show marketing remark (83 chars)

    Highland 6-plex. Downstairs contains two 2bd 1ba & upstairs four 1bd 1ba units.

22. 2022-04-14
    soldstatus $255,000

    Show marketing remark (83 chars)

    Highland 6-plex. Downstairs contains two 2bd 1ba & upstairs four 1bd 1ba units.

23. 2022-03-02
    status Pending 83-char remark

    Show marketing remark (83 chars)

    Highland 6-plex. Downstairs contains two 2bd 1ba & upstairs four 1bd 1ba units.

24. 2022-02-11
    status Pending 83-char remark

    Show marketing remark (83 chars)

    Highland 6-plex. Downstairs contains two 2bd 1ba & upstairs four 1bd 1ba units.

25. 2022-02-07
    status Active 83-char remark

    Show marketing remark (83 chars)

    Highland 6-plex. Downstairs contains two 2bd 1ba & upstairs four 1bd 1ba units.

26. 2022-01-26
    status Pending 83-char remark

    Show marketing remark (83 chars)

    Highland 6-plex. Downstairs contains two 2bd 1ba & upstairs four 1bd 1ba units.

27. 2022-01-05
    listed $175,000 Active 83-char remark

    Show marketing remark (83 chars)

    Highland 6-plex. Downstairs contains two 2bd 1ba & upstairs four 1bd 1ba units.

28. 2013-04-01
    soldstatus $120,000

ⓘ 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: $2,620 · $218/mo
• Projected year-2 tax: $2,620 · $218/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: $96,396
• − Mortgage interest: −$11,483
• − Property taxes: −$2,620
• − Insurance: −$1,025
• − Repairs & maintenance: −$7,712
• − Management: −$7,712
• − Depreciation: −$5,964
• Taxable income: $59,881
• Est. tax owed @ 24.0%: −$14,371
• After-tax cash flow: $45,236/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

+70.8% since first listed

13 events — show timeline

• 2026-04-16 Listed $205,000 NTREIS
• 2025-10-01 Rental Removed $775 NTREIS
• 2025-07-31 Listed for Rent $775 NTREIS
• 2025-07-03 Rental Removed $775 NTREIS
• 2024-03-05 Listed for Rent $775 NTREIS
• 2022-04-14 Sold (Public Records) $255,000 Public Records
• 2022-04-14 Sold (MLS) — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-11 Pending — NTREIS
• 2022-02-07 Relisted — NTREIS
• 2022-01-26 Pending — NTREIS
• 2022-01-05 Listed $175,000 NTREIS
• 2013-04-01 Sold (Public Records) $120,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,620 · +0.1% YoY. Source: county tax records.