1351 Ockley Dr · Shreveport, LA 71108

$45,000

2 bd · 1.0 ba · 841 sqft · SingleFamily public records · 195 Days on market

Built 1932 5,619 sqft lot $54/sqft · at area comps Est $47k · at est.

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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 +9.4/15.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment, leased and tenant occupied.

Key facts

• 5,619 sq ft lot
• Built 1932
• Listed 195 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($866 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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 (+2.4%/yr); 138 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($32k/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 $311 of loan paydown is wiped out by about $1k 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 + 2.4% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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: 1.92% ✓
• Cap rate: 16.84%
• Cash-on-cash: 37.67%
• DSCR: 2.68
• GRM: 4.3

CMA / ARV

• ARV (median comp): $47,018
• List price: $45,000
• Delta: -4.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1421 Belwood St	0.07mi	3/1.0 (+1)	817 (-3%)	7mo	$25,000	$31	81
1353 Avery St	0.13mi	2/1.0	900 (+7%)	20mo	$16,000	$18	65
1703 Alma St	0.41mi	2/1.0	826 (-2%)	16mo	$64,900	$79	65
1730 Desoto St	0.51mi	2/1.0	834 (-1%)	18mo	$30,000	$36	60
1831 Rainwater St	0.58mi	2/1.0	920 (+9%)	3mo	$45,000	$49	55
3906 Wallace Ave	0.52mi	2/1.0	950 (+13%)	2mo	$55,900	$59	53
3841 Magazine	0.10mi	3/1.0 (+1)	959 (+14%)	19mo	$24,000	$25	51
1536 Natalie St	0.59mi	2/1.0	898 (+7%)	17mo	$47,900	$53	47
1651 Cox	0.60mi	3/1.0 (+1)	946 (+12%)	1mo	$32,000	$34	46
4112 Belmont St	0.65mi	2/1.0	773 (-8%)	22mo	$20,000	$26	38

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.38×
• Total profit: $17,352
• Equity at exit: $6,710

10-year hold

• IRR: 39.6%
• Equity multiple: 4.60×
• Total profit: $45,333
• Equity at exit: $3,891

Cash invested: $12,600 (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 71108

• Rents YoY: 2.4%
• Active inventory: 138
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $866 high
• Mortgage (P&I): −$236
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $396

Break-even live

Break-even rent $366

Max offer price $45,000

Occupancy floor 49%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	0.03mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	0.03mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	0.23mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	0.37mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	43d	1	0.40mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	43d	1	0.47mi
3730 Fairfield Ave Shreveport, LA	1.0	1.0	783	$1,088	$1.39	21d	1	0.52mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	0.56mi
926 Elmwood St Unit 928 Shreveport, LA	1.0	1.0	900	$695	$0.77	43d	1	0.69mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	21d	1	0.92mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	0.94mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	0.97mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	13d	1	0.97mi
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	43d	1	1.06mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	1.08mi
810 Rutherford St Unit A Shreveport, LA	1.0	1.0	700	$800	$1.14	13d	1	1.16mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	43d	1	1.17mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	43d	1	1.19mi
553 Gladstone Blvd Unit A Shreveport, LA	1.0	1.0	850	$700	$0.82	43d	1	1.19mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	21d	1	1.20mi
3307 Creswell Ave Shreveport, LA	1.0	1.0	700	$850	$1.21	43d	1	1.21mi
3307 Creswell Ave Shreveport, LA	1.0	1.0	525	$800	$1.52	21d	1	1.21mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.24mi
654 Columbia St Shreveport, LA	1.0	1.0	600	$850	$1.42	21d	1	1.33mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	1.38mi
640 Kirby Pl Unit 640 Shreveport, LA	1.0	1.0	850	$600	$0.71	21d	1	1.39mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.42mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	43d	1	1.47mi
1027 Boulevard St Unit B Shreveport, LA	1.0	1.0	750	$700	$0.93	43d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $45,000 Active 195 DOM
2. 2026-06-17
   days on market $45,000 Active 194 DOM
3. 2026-06-16
   days on market $45,000 Active 193 DOM
4. 2026-06-15
   days on market $45,000 Active 192 DOM
5. 2026-06-14
   days on market $45,000 Active 190 DOM
6. 2026-06-13
   days on market $45,000 Active 189 DOM
7. 2026-06-10
   days on market $45,000 Active 187 DOM
8. 2026-06-09
   days on market $45,000 Active 186 DOM
9. 2026-06-08
   days on market $45,000 Active 185 DOM
10. 2026-06-07
    days on market $45,000 Active 184 DOM
11. 2026-06-05
    days on market $45,000 Active 181 DOM
12. 2026-06-03
    days on market $45,000 Active 180 DOM
13. 2026-06-02
    days on market $45,000 Active 179 DOM
14. 2026-06-01
    days on market $45,000 Active 178 DOM
15. 2026-05-31
    days on market $45,000 Active 177 DOM
16. 2026-05-30
    days on market $45,000 Active 176 DOM
17. 2025-12-05
    listed $45,000 Active 45-char remark

    Show marketing remark (45 chars)

    Great investment, leased and tenant occupied.

18. 2024-07-19
    soldstatus Closed 89-char remark

    Show marketing remark (89 chars)

    Seller prefers to sell 3 properties at the same time MLS 20648071, 20648056 and 20648039.

19. 2024-07-19
    soldstatus $40,000

    Show marketing remark (89 chars)

    Seller prefers to sell 3 properties at the same time MLS 20648071, 20648056 and 20648039.

20. 2024-07-02
    status Pending 89-char remark

    Show marketing remark (89 chars)

    Seller prefers to sell 3 properties at the same time MLS 20648071, 20648056 and 20648039.

21. 2024-06-20
    historical Active Contingent 89-char remark

    Show marketing remark (89 chars)

    Seller prefers to sell 3 properties at the same time MLS 20648071, 20648056 and 20648039.

22. 2024-06-18
    listed $43,000 Active 89-char remark

    Show marketing remark (89 chars)

    Seller prefers to sell 3 properties at the same time MLS 20648071, 20648056 and 20648039.

23. 2009-03-16
    soldstatus
24. 2007-04-25
    soldstatus
25. 2006-07-07
    soldstatus
26. 2005-06-10
    soldstatus
27. 2002-08-23
    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: $409 · $34/mo
• Projected year-2 tax: $409 · $34/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 6 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,395
• − Mortgage interest: −$2,521
• − Property taxes: −$409
• − Insurance: −$225
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$1,309
• Taxable income: $4,268
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $3,722/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): 18,072
• Household income: $32,055
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 1526.0

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 Black (83%)
• Race & ethnicity: Black 83% White 11% Hispanic / Latino 4% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -58.98%
• Current HPI: 58.1377
• Rent YoY: ▲ 2.37%
• 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

+4.7% since first listed

11 events — show timeline

• 2025-12-05 Listed $45,000 NTREIS
• 2024-07-19 Sold (Public Records) $40,000 Public Records
• 2024-07-19 Sold (MLS) — NTREIS
• 2024-07-02 Pending — NTREIS
• 2024-06-20 Contingent — NTREIS
• 2024-06-18 Listed $43,000 NTREIS
• 2009-03-16 Sold (Public Records) — Public Records
• 2007-04-25 Sold (Public Records) — Public Records
• 2006-07-07 Sold (Public Records) — Public Records
• 2005-06-10 Sold (Public Records) — Public Records
• 2002-08-23 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $409 · +0.4% YoY. Source: county tax records.