5518 Prentiss Ave · Shreveport, LA 71108

$35,500

3 bd · 1.0 ba · 1,063 sqft · SingleFamily public records · 119 Days on market

Built 1960 6,752 sqft lot $33/sqft · 11% above area Est $32k · 11% over

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Why this score? — see what drove the C+ 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
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income producing opportunity!! This property has previously been rented at a rental rate of $695 per month. Contact the listing agent via text to inquire further, interior photos available upon request.

Key facts

• 6,752 sq ft lot
• Built 1960
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $36k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.9% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $245 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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, 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 $32,305 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 2.59% ✓
• Cap rate: 22.88%
• Cash-on-cash: 59.25%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (median comp): $32,099
• List price: $35,500
• Delta: 10.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3030 Morningside Dr	0.12mi	3/1.0	1,005 (-6%)	2mo	$53,000	$53	84
2855 Valley Ridge Rd	0.17mi	3/1.0	1,144 (+8%)	3mo	$10,000	$9	77
3250 Wagner St	0.37mi	2/1.0 (-1)	1,044 (-2%)	8mo	$29,500	$28	68
3413 Pleasant Dr	0.29mi	3/1.0	1,164 (+10%)	6mo	$22,000	$19	66
2803 Morningside Dr	0.28mi	3/1.0	1,158 (+9%)	13mo	$49,000	$42	61
2910 Meadow Ave	0.45mi	3/1.0	931 (-12%)	3mo	$45,000	$48	56
3517 Pleasant Dr	0.51mi	2/1.0 (-1)	1,157 (+9%)	1mo	$53,000	$46	56
2816 Bibb St	0.33mi	2/1.0 (-1)	936 (-12%)	14mo	$24,999	$27	48
2754 Lakehurst Ave	0.43mi	3/1.5	1,214 (+14%)	10mo	$55,000	$45	46
6312 Canal Blvd	0.67mi	2/1.0 (-1)	1,126 (+6%)	10mo	$92,500	$82	46
2640 Meadow Ave	0.59mi	3/2.0	1,196 (+12%)	8mo	$59,500	$50	41
2645 Valley Ridge Rd	0.43mi	2/1.0 (-1)	929 (-13%)	16mo	$30,000	$32	41

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: 57.2%
• Equity multiple: 3.51×
• Total profit: $24,934
• Equity at exit: $5,293

10-year hold

• IRR: 61.9%
• Equity multiple: 7.00×
• Total profit: $59,647
• Equity at exit: $3,069

Cash invested: $9,940 (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: 3.2×

Monthly cashflow live

• Estimated rent: $919 high
• Mortgage (P&I): −$186
• Tax from tax record: −$34 /mo · $414/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $491

Break-even live

Break-even rent $298

Max offer price $35,500

Occupancy floor 42%

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: $8,875
• Closing costs: $1,065
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	0.26mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	44d	1	0.44mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	0.45mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	0.52mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	21d	1	0.55mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.75mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	44d	1	0.84mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	0.90mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	44d	1	0.90mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	0.93mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	0.95mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	0.99mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	0.99mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	44d	1	1.08mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	1.11mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	14d	1	1.16mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	21d	1	1.35mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	44d	1	1.40mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.41mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	14d	1	1.42mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	1.45mi

Listing history 26 events

1. 2026-06-17
   days on market $35,500 Active 119 DOM
2. 2026-06-16
   days on market $35,500 Active 118 DOM
3. 2026-06-15
   days on market $35,500 Active 117 DOM
4. 2026-06-14
   days on market $35,500 Active 115 DOM
5. 2026-06-13
   days on market $35,500 Active 114 DOM
6. 2026-06-10
   days on market $35,500 Active 112 DOM
7. 2026-06-09
   days on market $35,500 Active 111 DOM
8. 2026-06-08
   days on market $35,500 Active 110 DOM
9. 2026-06-07
   days on market $35,500 Active 109 DOM
10. 2026-06-05
    days on market $35,500 Active 106 DOM
11. 2026-06-03
    days on market $35,500 Active 105 DOM
12. 2026-06-02
    days on market $35,500 Active 104 DOM
13. 2026-06-01
    days on market $35,500 Active 103 DOM
14. 2026-05-31
    days on market $35,500 Active 102 DOM
15. 2026-05-30
    days on market $35,500 Active 101 DOM
16. 2026-04-10
    price $35,500 204-char remark

    Show marketing remark (204 chars)

    Income producing opportunity!! This property has previously been rented at a rental rate of $695 per month. Contact the listing agent via text to inquire further, interior photos available upon request.

17. 2026-02-18
    listed $37,000 Active 204-char remark

    Show marketing remark (204 chars)

    Income producing opportunity!! This property has previously been rented at a rental rate of $695 per month. Contact the listing agent via text to inquire further, interior photos available upon request.

18. 2025-12-31
    historical
19. 2025-07-18
    historical $695
20. 2025-07-02
    listed $695
21. 2025-06-20
    listed $40,000 Active
22. 2024-05-19
    historical
23. 2023-12-01
    listed $22,500 Active
24. 2023-09-24
    historical $675
25. 2023-09-03
    listed $675
26. 2013-07-15
    soldstatus $417,200

ⓘ 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: $414 · $34/mo
• Projected year-2 tax: $414 · $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 6/10 Major FEMA zone X (shaded) · 68% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,031
• − Mortgage interest: −$1,989
• − Property taxes: −$414
• − Insurance: −$178
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$1,033
• Taxable income: $5,654
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $4,532/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

-91.5% since first listed

11 events — show timeline

• 2026-04-10 Price Changed $35,500 NTREIS
• 2026-02-18 Listed $37,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-07-18 Rental Removed $695 APPFOLIO
• 2025-07-02 Listed for Rent $695 APPFOLIO
• 2025-06-20 Listed $40,000 NTREIS
• 2024-05-19 Listing Removed — NTREIS
• 2023-12-01 Listed $22,500 NTREIS
• 2023-09-24 Rental Removed $675 APPFOLIO
• 2023-09-03 Listed for Rent $675 APPFOLIO
• 2013-07-15 Sold (Public Records) $417,200 Public Records

Property tax history

-1.3%/yr

Latest (2025): $414 · +0.4% YoY. Source: county tax records.