313 S Wickford Cir · Shreveport, LA 71115

$240,000

4 bd · 3.0 ba · 1,898 sqft · SingleFamily public records · 37 Days on market

Built 2015 8,276 sqft lot $126/sqft · 7% below area Est $259k · 7% under

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Why this score? — see what drove the D- 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 +12.1/30.0
• ARV discount +10.8/15.0
• DSCR +3.6/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful 3-bedroom, 2.5-bathroom home offers comfort, space, and convenience in a highly desirable location. Featuring a spacious living room and a cozy den with a charming fireplace, this home provides the perfect setting for both relaxing evenings and entertaining guests. The freshly painted interior and new laminate flooring throughout give the home a clean, modern feel, while the kitchen comes equipped with new appliances that will remain with the property. Conveniently situated near schools, hospitals, shopping centers, local eateries, and the Youree Drive corridor, this home places you just minutes from everything you need. With its warm and inviting atmosphere, functional layou

Key facts

• Cozy den
• Charming fireplace
• New appliances

Tags

• SPACIOUS LIVING ROOM
• COZY DEN
• CHARMING FIREPLACE
• NEW APPLIANCES
• HIGHLY DESIRABLE LOCATION

Property features AI

Finance

• Other: Property type: Single Family Residence; Parcel and property identifiers available
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; 2-car double doors
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Two levels; Built in 2015; Residential property
• Construction: Composition roof
• Exterior features: City water; City sewer; Lot in Town South Estates subdivision

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: 4 bedrooms (primary bedroom on level 2; other bedrooms on level 2)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace
• Interior features: Eat-in kitchen; High-speed internet available; Walk-in closets; Two living areas; One dining area; Total of 5 rooms
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-51 ($-610/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (20.7% below list).
• Recommended offer: $190k (20.7% 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: University Elementary School (math 27% / reading 38%, grade F, #300 of 646 statewide, top 47%, 954 students, 52% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Captain Shreve High School (math 25% / reading 41%, grade F, #116 of 265 statewide, top 44%, 1,851 students, 49% FRL) — zoned schools average 41% FRL vs 64% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 50% at this address vs 26% district-wide (+24 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 flat; 104 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 37 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,292 (20.7% 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 37 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (median comp): $259,238
• List price: $240,000
• Delta: -7.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 N Dresden Cir	0.19mi	3/2.0 (-1)	1,940 (+2%)	1mo	$208,000	$107	78
539 Red Baron Dr	0.36mi	3/2.5 (-1)	1,852 (-2%)	3mo	$259,000	$140	69
505 Applejack Dr	0.38mi	3/2.5 (-1)	1,955 (+3%)	2mo	$229,999	$118	69
511 Turtle Creek Dr	0.62mi	4/2.0	1,915 (+1%)	2mo	$259,900	$136	63
189 India Dr	0.36mi	3/2.0 (-1)	2,012 (+6%)	2mo	$214,000	$106	63
9087 Southern Charm Dr	0.43mi	3/2.5 (-1)	1,792 (-6%)	1mo	$279,900	$156	63
10009 Raintree Dr	0.41mi	3/3.0 (-1)	2,042 (+8%)	1mo	$205,000	$100	62
526 Red Baron Dr	0.39mi	3/2.0 (-1)	1,795 (-5%)	4mo	$224,000	$125	60
420 Tulip Dr	0.37mi	3/2.0 (-1)	1,765 (-7%)	4mo	$205,000	$116	58
122 Riverbrooke Dr	0.74mi	3/2.0 (-1)	1,958 (+3%)	1mo	$259,900	$133	50
9023 Royal Lodge Ct	0.45mi	3/2.0 (-1)	1,675 (-12%)	4mo	$255,000	$152	47
170 Pomeroy Dr	0.73mi	3/2.5 (-1)	1,744 (-8%)	0mo	$160,000	$92	45

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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-47,616
• Equity at exit: $35,785

10-year hold

• IRR: -22.3%
• Equity multiple: 0.00×
• Total profit: $-66,871
• Equity at exit: $20,751

Cash invested: $67,200 (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 71115

• Home prices YoY: -26.5%
• Rents YoY: 0.1%
• Active inventory: 104
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$196 /mo · $2,347/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-51

Break-even live

Break-even rent $1,967

Max offer price $231,015

Occupancy floor 98%

Sensitivity live

Price	-10% $85	-5% $17	+0% $-51	+5% $-119	+10% $-187
Rent	-10% $-201	-5% $-126	+0% $-51	+5% $24	+10% $99
Rate	-1.0pp $70	-0.5pp $10	base $-51	+0.5pp $-113	+1.0pp $-176

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9505 Balsa Dr Shreveport, LA	3.0	2.5	1744	$1,900	$1.09	15d	1	0.35mi
409 Persimmon Dr Shreveport, LA	3.0	2.0	1800	$1,900	$1.06	22d	1	0.40mi
522 S Dresden Ct Shreveport, LA	4.0	3.0	1975	$1,930	$0.98	15d	1	0.43mi
10014 Stratmore Cir Unit 10014 Shreveport, LA	3.0	2.5	1824	$1,600	$0.88	15d	1	0.51mi
10018 Artesia Dr Shreveport, LA	3.0	2.5	1875	$1,500	$0.80	45d	1	0.58mi
119 Stratmore Dr Shreveport, LA	4.0	3.0	2019	$2,200	$1.09	22d	1	0.61mi
10142 Carlsbad Dr Shreveport, LA	3.0	2.5	1500	$1,400	$0.93	22d	1	0.64mi
10139 Carlsbad Dr Shreveport, LA	3.0	2.0	1464	$1,800	$1.23	45d	1	0.65mi
10305 Monet Dr Shreveport, LA	3.0	2.5	1533	$1,600	$1.04	22d	1	0.68mi
10327 Loma Vista Dr Unit 10327 Shreveport, LA	3.0	2.5	1474	$1,590	$1.08	22d	1	0.73mi
8820 Beau Chene Dr Shreveport, LA	4.0	2.0	1932	$2,500	$1.29	45d	1	0.86mi
184 Riverbrooke Dr Shreveport, LA	3.0	2.0	1620	$2,000	$1.23	22d	1	0.93mi
7800 Youree Dr Shreveport, LA	1.0–3.0	1.0–2.0	1031	$1,724	$1.67	15d	41	1.35mi
8117 Captain Mary Miller Dr Shreveport, LA	3.0	2.0	1780	$2,200	$1.24	45d	1	1.40mi

Listing history 18 events

1. 2026-06-21
   days on market $240,000 Active 37 DOM
2. 2026-06-18
   days on market $240,000 Active 34 DOM
3. 2026-06-17
   days on market $240,000 Active 33 DOM
4. 2026-06-16
   days on market $240,000 Active 32 DOM
5. 2026-06-15
   days on market $240,000 Active 31 DOM
6. 2026-06-14
   days on market $240,000 Active 29 DOM
7. 2026-06-13
   days on market $240,000 Active 28 DOM
8. 2026-06-10
   days on market $240,000 Active 26 DOM
9. 2026-06-09
   days on market $240,000 Active 25 DOM
10. 2026-06-08
    days on market $240,000 Active 24 DOM
11. 2026-06-07
    days on market $240,000 Active 23 DOM
12. 2026-06-05
    days on market $240,000 Active 20 DOM
13. 2026-06-03
    days on market $240,000 Active 19 DOM
14. 2026-06-02
    days on market $240,000 Active 18 DOM
15. 2026-06-01
    days on market $240,000 Active 17 DOM
16. 2026-05-31
    days on market $240,000 Active 16 DOM
17. 2026-05-30
    days on market $240,000 Active 15 DOM
18. 2026-05-15
    listed $240,000 Active 787-char remark

ⓘ 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: $2,347 · $196/mo
• Projected year-2 tax: $2,347 · $196/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 3/10 Moderate FEMA zone X · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $22,835
• − Mortgage interest: −$13,444
• − Property taxes: −$2,347
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$6,982
• Taxable loss: −$4,791
• Est. tax savings @ 24.0%: +$1,150
• After-tax cash flow: $540/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): 14,413
• Household income: $65,509
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 582.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 21% Two or more races 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 2% Slovak 1%
• Foreign-born: 6% · China, Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

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: ▼ -45.95%
• Current HPI: 127.4874
• Rent YoY: ▲ 0.07%
• 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 event — show timeline

• 2026-05-15 Listed $240,000 NTREIS

Property tax history

+4.8%/yr

Latest (2025): $2,347 · +0.4% YoY. Source: county tax records.