7000 Creswell Rd #108 · Shreveport, LA 71106

$69,900

2 bd · 2.0 ba · 1,225 sqft · Condo public records · 65 Days on market

Built 1970 $255/mo HOA · 18% of rent

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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
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIRST FLOOR CONDO. IT HAS A LARGE LIVING ROOM, COZY KITCHEN, LIVING ROOM DINING AREA, GOOD SIZED BEDROOMS

Key facts

• Use of swimming pool
• Attached dining area
• 3 storage closets

Tags

• GALLEY STYLE KITCHEN
• BIG LIVING ROOM
• ATTACHED DINING AREA
• PRIVACY FENCE SURROUND
• 3 STORAGE CLOSETS
• USE OF SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: Rents rising fast (+7.5%/yr); 485 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $483 of loan paydown is wiped out by about $2k 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 + 7.5% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: major flood risk; major wind risk, 70% 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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 2.07% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.04%
• DSCR: 2.07
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.06×
• Total profit: $20,705
• Equity at exit: $10,422

10-year hold

• IRR: 35.2%
• Equity multiple: 5.18×
• Total profit: $81,887
• Equity at exit: $6,044

Cash invested: $19,572 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$29
• HOA: −$255
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $392

Break-even live

Break-even rent $951

Max offer price $69,900

Occupancy floor 68%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7000 Fern Ave Shreveport, LA	2.0	1.0–2.0	895	$1,605	$1.79	13d	6	0.57mi
530 E 81st St Shreveport, LA	3.0	1.0	1298	$800	$0.62	21d	1	0.93mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	43d	1	1.08mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	43d	1	1.25mi
215 Sand Beach Blvd Shreveport, LA	1.0–2.0	1.0–2.0	814	$1,640	$2.01	13d	6	1.31mi
8455 Fern Ave Shreveport, LA	1.0–2.0	1.0–2.0	978	$2,229	$2.28	13d	9	1.31mi

HOA detail condo

• Monthly dues: $255 · $3,060/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-11
   status Pending
2. 2026-03-13
   price $69,900
3. 2026-02-05
   listed $73,000 Active
4. 2023-01-19
   soldstatus $69,500
5. 2023-01-18
   soldstatus Closed 105-char remark

   Show marketing remark (105 chars)

   FIRST FLOOR CONDO. IT HAS A LARGE LIVING ROOM, COZY KITCHEN, LIVING ROOM DINING AREA, GOOD SIZED BEDROOMS

6. 2023-01-06
   status Pending 105-char remark

   Show marketing remark (105 chars)

   FIRST FLOOR CONDO. IT HAS A LARGE LIVING ROOM, COZY KITCHEN, LIVING ROOM DINING AREA, GOOD SIZED BEDROOMS

7. 2023-01-04
   historical Active Contingent 105-char remark

   Show marketing remark (105 chars)

   FIRST FLOOR CONDO. IT HAS A LARGE LIVING ROOM, COZY KITCHEN, LIVING ROOM DINING AREA, GOOD SIZED BEDROOMS

8. 2022-12-30
   status Active 105-char remark

   Show marketing remark (105 chars)

   FIRST FLOOR CONDO. IT HAS A LARGE LIVING ROOM, COZY KITCHEN, LIVING ROOM DINING AREA, GOOD SIZED BEDROOMS

9. 2022-12-19
   status Pending 105-char remark

   Show marketing remark (105 chars)

   FIRST FLOOR CONDO. IT HAS A LARGE LIVING ROOM, COZY KITCHEN, LIVING ROOM DINING AREA, GOOD SIZED BEDROOMS

10. 2022-11-17
    listed $69,500 Active 105-char remark

    Show marketing remark (105 chars)

    FIRST FLOOR CONDO. IT HAS A LARGE LIVING ROOM, COZY KITCHEN, LIVING ROOM DINING AREA, GOOD SIZED BEDROOMS

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,210 · $101/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,372
• − Mortgage interest: −$3,915
• − Property taxes: −$1,210
• − Insurance: −$350
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − HOA: −$3,060
• − Depreciation: −$2,033
• Taxable income: $4,025
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $3,740/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): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1333.0

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 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• 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

+0.6% since first listed

10 events — show timeline

• 2026-04-11 Pending — NTREIS
• 2026-03-13 Price Changed $69,900 NTREIS
• 2026-02-05 Listed $73,000 NTREIS
• 2023-01-19 Sold (Public Records) $69,500 Public Records
• 2023-01-18 Sold (MLS) — NTREIS
• 2023-01-06 Pending — NTREIS
• 2023-01-04 Contingent — NTREIS
• 2022-12-30 Relisted — NTREIS
• 2022-12-19 Pending — NTREIS
• 2022-11-17 Listed $69,500 NTREIS

Property tax history

+16.2%/yr

Latest (2025): $1,210 · +0.4% YoY. Source: county tax records.