3464 Coldwell St · Shreveport, LA 71105

$133,595

4 bd · 2.0 ba · 2,750 sqft · SingleFamily public records · 90 Days on market

Built 1930 7,840 sqft lot $49/sqft · 43% below area Est $246k · 46% under ↓ 26% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Upgrade! Colonial home offers 4 bedrooms and 4 bathrooms with approximately 2871 square feet of living space. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. Offers to be placed on Xome.com. Do not trespass! Contact XOME.com 800-758-8052. Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 7,840 sq ft lot
• Built 1930
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $126k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 (+3.9%/yr); 149 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% of the median local income ($68k/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 $923 of loan paydown is wiped out by about $4k 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 + 3.9% rent growth), your $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1930 — 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 $125,579 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1930 — 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: 1.46% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.89%
• DSCR: 1.75
• GRM: 5.7

CMA / ARV

• ARV (median comp): $246,217
• List price: $133,595
• Delta: -45.74%
• 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
120 Archer Ave	0.29mi	4/3.0	2,712 (-1%)	6mo	$279,000	$103	74
3632 Greenway Pl	0.32mi	3/3.0 (-1)	2,863 (+4%)	2mo	$175,000	$61	68
748 E Kings Hwy	0.42mi	3/2.5 (-1)	2,875 (+4%)	0mo	$350,000	$122	65
314 Wilder Pl	0.66mi	4/3.0	2,648 (-4%)	0mo	$77,400	$29	59
3715 Greenway Pl	0.44mi	4/2.0	2,430 (-12%)	8mo	$214,000	$88	54
319 Forest Ave	0.68mi	4/2.0	2,838 (+3%)	14mo	$55,000	$19	51
125 Albert Ave	0.53mi	4/2.0	2,470 (-10%)	13mo	$239,950	$97	48
3316 Alexander Ave	0.38mi	3/2.5 (-1)	2,388 (-13%)	12mo	$224,999	$94	43
116 Albany Ave	0.42mi	3/2.0 (-1)	2,398 (-13%)	14mo	$269,950	$113	43
373 Albany Ave	0.73mi	4/2.0	3,115 (+13%)	3mo	$350,000	$112	41
217 Linden St	0.56mi	3/2.0 (-1)	2,399 (-13%)	10mo	$279,000	$116	39
811 Audubon Pl	0.67mi	4/3.0	2,366 (-14%)	5mo	$285,000	$120	37

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.37×
• Total profit: $13,796
• Equity at exit: $19,919

10-year hold

• IRR: 19.3%
• Equity multiple: 2.69×
• Total profit: $63,199
• Equity at exit: $11,551

Cash invested: $37,407 (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 71105

• Rents YoY: 3.9%
• Active inventory: 149
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,945 medium
• Mortgage (P&I): −$701
• Tax from tax record: −$254 /mo · $3,045/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $526

Break-even live

Break-even rent $1,279

Max offer price $133,595

Occupancy floor 68%

Sensitivity live

Price	-10% $602	-5% $564	+0% $526	+5% $489	+10% $451
Rent	-10% $373	-5% $450	+0% $526	+5% $603	+10% $680
Rate	-1.0pp $594	-0.5pp $560	base $526	+0.5pp $492	+1.0pp $457

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: $33,399
• Closing costs: $4,008
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Stephenson St Shreveport, LA	3.0	2.5	2642	$2,000	$0.76	21d	1	0.59mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	44d	1	0.77mi
1519 Audubon Pl Shreveport, LA	3.0	2.0	2596	$1,850	$0.71	21d	1	1.30mi

Listing history 24 events

1. 2026-06-18
   days on market $133,595 Active 90 DOM
2. 2026-06-17
   days on market $133,595 Active 89 DOM
3. 2026-06-16
   days on market $133,595 Active 88 DOM
4. 2026-06-15
   days on market $133,595 Active 87 DOM
5. 2026-06-14
   days on market $133,595 Active 85 DOM
6. 2026-06-13
   days on market $133,595 Active 84 DOM
7. 2026-06-10
   days on market $133,595 Active 82 DOM
8. 2026-06-09
   days on market $133,595 Active 81 DOM
9. 2026-06-08
   days on market $133,595 Active 80 DOM
10. 2026-06-07
    days on market $133,595 Active 79 DOM
11. 2026-06-05
    days on market $133,595 Active 76 DOM
12. 2026-06-03
    days on market $133,595 Active 75 DOM
13. 2026-06-02
    days on market $133,595 Active 74 DOM
14. 2026-06-01
    days on market $133,595 Active 73 DOM
15. 2026-05-31
    days on market $133,595 Active 72 DOM
16. 2026-05-30
    days on market $133,595 Active 71 DOM
17. 2026-05-07
    price $122,830 537-char remark

    Show marketing remark (537 chars)

    Price Upgrade! Colonial home offers 4 bedrooms and 4 bathrooms with approximately 2871 square feet of living space. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. Offers to be placed on Xome.com. Do not trespass! Contact XOME.com 800-758-8052. Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

18. 2026-04-21
    status Active 537-char remark

    Show marketing remark (537 chars)

    Price Upgrade! Colonial home offers 4 bedrooms and 4 bathrooms with approximately 2871 square feet of living space. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. Offers to be placed on Xome.com. Do not trespass! Contact XOME.com 800-758-8052. Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

19. 2026-03-31
    status Pending 537-char remark

    Show marketing remark (537 chars)

    Price Upgrade! Colonial home offers 4 bedrooms and 4 bathrooms with approximately 2871 square feet of living space. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. Offers to be placed on Xome.com. Do not trespass! Contact XOME.com 800-758-8052. Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

20. 2026-03-01
    status Active 537-char remark

    Show marketing remark (537 chars)

    Price Upgrade! Colonial home offers 4 bedrooms and 4 bathrooms with approximately 2871 square feet of living space. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. Offers to be placed on Xome.com. Do not trespass! Contact XOME.com 800-758-8052. Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

21. 2026-02-18
    listed $136,670 Active 537-char remark

    Show marketing remark (537 chars)

    Price Upgrade! Colonial home offers 4 bedrooms and 4 bathrooms with approximately 2871 square feet of living space. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. Offers to be placed on Xome.com. Do not trespass! Contact XOME.com 800-758-8052. Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

22. 2013-07-18
    soldstatus $166,000
23. 2012-11-27
    soldstatus
24. 2002-06-03
    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: $3,045 · $254/mo
• Projected year-2 tax: $3,045 · $254/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 · 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: $23,338
• − Mortgage interest: −$7,483
• − Property taxes: −$3,045
• − Insurance: −$668
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$3,886
• Taxable income: $4,521
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $5,232/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

-26.0% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $122,830 AcadianaMLS
• 2026-04-21 Relisted — AcadianaMLS
• 2026-03-31 Pending — AcadianaMLS
• 2026-03-01 Relisted — AcadianaMLS
• 2026-02-18 Listed $136,670 AcadianaMLS
• 2013-07-18 Sold (Public Records) $166,000 Public Records
• 2012-11-27 Sold (Public Records) — Public Records
• 2002-06-03 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,045 · +0.4% YoY. Source: county tax records.