701 Ratcliff St · Shreveport, LA 71104

$149,900

3 bd · 1.0 ba · 1,527 sqft · SingleFamily public records · 145 Days on market

Built 1936 6,665 sqft lot $98/sqft · 40% below area Est $250k · 40% 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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great corner lot home in the heart of South Highlands. Walking distance to many of Shreveports hottest spots including KiMexico, Marilyns, Lowders Bakery, Docs sandwich shop and Sweet Glaze Donuts. Also moments from Bayou Pierre walking path. Beautiful wood floors throughout with lots of living space and a formal living room. Breakfast bar in kitchen with new appliances and custom fixtures throughout. Primary bedroom has its own private primary bathroom and windows looking out to your cozy courtyard. Large bedrooms and tons to offer. Easy to show!

Key facts

• Wood floors
• New appliances
• Corner lot

Tags

• CORNER LOT
• WALKING DISTANCE TO HOTSPOTS
• BAYOU PIERRE WALKING PATH
• WOOD FLOORS
• BREAKFAST BAR
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-66 ($-793/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (17.3% below list).
• Recommended offer: $124k (17.3% 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: Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); C.E. Byrd High School (math 44% / reading 55%, grade D, #37 of 265 statewide, top 14%, 1,526 students, 43% FRL) — zoned schools average 33% FRL vs 64% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 26% district-wide (+41 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 rising (+3.6%/yr); 147 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $123,910 (17.3% 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 145 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 0.83% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $249,535
• List price: $149,900
• Delta: -39.93%
• 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
732 Mccormick St	0.05mi	3/2.0	1,594 (+4%)	6mo	$220,000	$138	81
528 Slattery Blvd	0.22mi	3/1.0	1,626 (+6%)	4mo	$198,000	$122	75
812 Linden St	0.28mi	3/2.0	1,588 (+4%)	3mo	$169,500	$107	74
819 Elmwood St	0.17mi	3/2.0	1,648 (+8%)	2mo	$185,000	$112	73
631 Gladstone Blvd	0.35mi	3/1.0	1,639 (+7%)	1mo	$165,000	$101	71
3611 Fairfield Ave	0.37mi	3/2.0	1,619 (+6%)	2mo	$234,000	$145	67
589 Unadilla St	0.59mi	3/1.0	1,571 (+3%)	4mo	$215,000	$137	64
321 Ratcliff	0.46mi	3/2.0	1,590 (+4%)	5mo	$198,000	$125	63
957 Elmwood St	0.35mi	2/2.0 (-1)	1,600 (+5%)	7mo	$179,000	$112	61
426 Stephenson St	0.45mi	3/2.5	1,633 (+7%)	1mo	$207,500	$127	60
832 Jefferson Pl	0.49mi	2/1.0 (-1)	1,449 (-5%)	6mo	$169,800	$117	58
325 Rutherford St	0.73mi	2/2.0 (-1)	1,685 (+10%)	5mo	$154,900	$92	36

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-27,771
• Equity at exit: $22,351

10-year hold

• IRR: -10.1%
• Equity multiple: 0.37×
• Total profit: $-26,588
• Equity at exit: $12,961

Cash invested: $41,972 (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: 147
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$786
• Tax from tax record: −$196 /mo · $2,357/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-66

Break-even live

Break-even rent $1,323

Max offer price $138,230

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-24	+0% $-66	+5% $-108	+10% $-151
Rent	-10% $-164	-5% $-115	+0% $-66	+5% $-17	+10% $32
Rate	-1.0pp $9	-0.5pp $-28	base $-66	+0.5pp $-105	+1.0pp $-144

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3840 Creswell Ave Unit 1 Shreveport, LA	2.0	1.5	1200	$1,000	$0.83	45d	1	0.29mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	15d	1	0.32mi
3642 Gilbert Dr Shreveport, LA	2.0	2.0	2011	$1,750	$0.87	15d	1	0.37mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	45d	1	0.38mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	45d	1	0.41mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	23d	1	0.42mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	23d	1	0.42mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	23d	1	0.50mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	15d	1	0.50mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	15d	1	0.55mi
3827 Baltimore Ave Shreveport, LA	3.0	2.5	1650	$1,650	$1.00	45d	1	0.56mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	23d	1	0.56mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	23d	1	0.67mi
717 Kirby Pl Shreveport, LA	2.0	1.0	1894	$1,450	$0.77	45d	1	0.71mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	15d	1	0.75mi
720 Delaware St Shreveport, LA	3.0	2.0	1600	$1,800	$1.12	15d	1	0.79mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	46d	1	0.81mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	45d	1	0.82mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	23d	1	0.89mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	45d	1	0.89mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	15d	1	0.89mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	15d	1	0.97mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	45d	1	1.04mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	15d	1	1.04mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	15d	1	1.05mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	23d	1	1.05mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	23d	1	1.08mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	45d	1	1.08mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	45d	1	1.08mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	15d	1	1.11mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	45d	1	1.12mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	15d	1	1.16mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	15d	1	1.17mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	23d	1	1.19mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	45d	1	1.22mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	45d	1	1.22mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	45d	1	1.27mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	23d	1	1.27mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	15d	1	1.27mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	15d	1	1.28mi

Listing history 23 events

1. 2026-06-13
   status $149,900 Pending 145 DOM
2. 2026-06-10
   days on market $149,900 Active 145 DOM
3. 2026-06-09
   days on market $149,900 Active 144 DOM
4. 2026-06-08
   days on market $149,900 Active 143 DOM
5. 2026-06-07
   days on market $149,900 Active 142 DOM
6. 2026-06-05
   days on market $149,900 Active 139 DOM
7. 2026-06-03
   days on market $149,900 Active 138 DOM
8. 2026-06-03
   price $149,900 Active 137 DOM
9. 2026-06-02
   days on market $179,000 Active 137 DOM
10. 2026-06-01
    days on market $179,000 Active 136 DOM
11. 2026-05-31
    days on market $179,000 Active 135 DOM
12. 2026-05-30
    days on market $179,000 Active 134 DOM
13. 2026-04-09
    price $179,000 553-char remark

    Show marketing remark (553 chars)

    Great corner lot home in the heart of South Highlands. Walking distance to many of Shreveports hottest spots including KiMexico, Marilyns, Lowders Bakery, Docs sandwich shop and Sweet Glaze Donuts. Also moments from Bayou Pierre walking path. Beautiful wood floors throughout with lots of living space and a formal living room. Breakfast bar in kitchen with new appliances and custom fixtures throughout. Primary bedroom has its own private primary bathroom and windows looking out to your cozy courtyard. Large bedrooms and tons to offer. Easy to show!

14. 2026-03-02
    price $195,000 553-char remark

    Show marketing remark (553 chars)

    Great corner lot home in the heart of South Highlands. Walking distance to many of Shreveports hottest spots including KiMexico, Marilyns, Lowders Bakery, Docs sandwich shop and Sweet Glaze Donuts. Also moments from Bayou Pierre walking path. Beautiful wood floors throughout with lots of living space and a formal living room. Breakfast bar in kitchen with new appliances and custom fixtures throughout. Primary bedroom has its own private primary bathroom and windows looking out to your cozy courtyard. Large bedrooms and tons to offer. Easy to show!

15. 2026-01-16
    listed $209,900 Active 553-char remark

    Show marketing remark (553 chars)

    Great corner lot home in the heart of South Highlands. Walking distance to many of Shreveports hottest spots including KiMexico, Marilyns, Lowders Bakery, Docs sandwich shop and Sweet Glaze Donuts. Also moments from Bayou Pierre walking path. Beautiful wood floors throughout with lots of living space and a formal living room. Breakfast bar in kitchen with new appliances and custom fixtures throughout. Primary bedroom has its own private primary bathroom and windows looking out to your cozy courtyard. Large bedrooms and tons to offer. Easy to show!

16. 2025-12-31
    historical
17. 2025-11-19
    price $214,000
18. 2025-10-30
    price $219,000
19. 2025-10-16
    price $222,900
20. 2025-09-29
    listed $227,900 Active
21. 2015-12-08
    soldstatus $179,000
22. 2006-09-29
    soldstatus
23. 2001-08-16
    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: $2,357 · $196/mo
• Projected year-2 tax: $2,357 · $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 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 69% 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: $14,869
• − Mortgage interest: −$8,397
• − Property taxes: −$2,357
• − Insurance: −$750
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$4,361
• Taxable loss: −$3,374
• Est. tax savings @ 24.0%: +$810
• After-tax cash flow: $17/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

+0.0% since first listed

11 events — show timeline

• 2026-04-09 Price Changed $179,000 NTREIS
• 2026-03-02 Price Changed $195,000 NTREIS
• 2026-01-16 Listed $209,900 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-11-19 Price Changed $214,000 NTREIS
• 2025-10-30 Price Changed $219,000 NTREIS
• 2025-10-16 Price Changed $222,900 NTREIS
• 2025-09-29 Listed $227,900 NTREIS
• 2015-12-08 Sold (Public Records) $179,000 Public Records
• 2006-09-29 Sold (Public Records) — Public Records
• 2001-08-16 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,357 · +0.4% YoY. Source: county tax records.