425 Columbia St · Shreveport, LA 71104

$65,000

5 bd · 3.0 ba · 2,035 sqft · SingleFamily public records · 6 Days on market

Built 1993 0.27 ac lot ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention all Investors, flippers, and renovation enthusiasts! This 5-bedroom, 3-bath property presents a prime value-add opportunity with significant upside potential. Featuring a spacious layout and strong bones, this home is ready for a complete transformation. Extensive repairs and updates are needed, but the asking price reflects the property's current condition. Key improvements have already been made to the property including a newer HVAC unit, water heater system, alongside electrical and plumbing updates. Whether you're looking for your next flip, rental investment, or redevelopment project, this property offers the chance to build equity and maximize returns. Sold as-is, with no r

Key facts

• Plumbing updates
• Water heater system
• Electrical updates

Tags

• NEWER HVAC UNIT
• WATER HEATER SYSTEM
• ELECTRICAL UPDATES
• PLUMBING UPDATES

Property features AI

Finance

• Other: Subdivision: Querbes Sub
• Financial info: Listing terms: Cash; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Detached carport; Driveway; 1 covered/carport space
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1993; Not attached
• Construction: Shingle roof; Pillar/post/pier foundation
• Exterior features: Wood fencing; Covered patio/porch with awning(s); Lot less than 0.5 acre

Interior

• Kitchen: Gas range
• Bedrooms: 5 bedrooms (primary bedroom on level 1)
• Flooring: Wood flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Decorative fireplace (1)
• Interior features: Built-in features; Two levels; One living area; One dining area; Room count: 3
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 21.7% 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 (+3.6%/yr); 146 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($57k/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 $449 of loan paydown is wiped out by about $2k 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 + 3.6% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $65,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.49% ✓
• Cap rate: 21.69%
• Cash-on-cash: 55.00%
• DSCR: 3.45
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $156,695
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Columbia St	0.00mi	5/3.0	2,035 (0%)	21mo	$65,000	$32	82
742 Columbia St	0.42mi	5/2.0	2,060 (+1%)	1mo	$114,900	$56	74
444 Boulevard St	0.43mi	5/3.0	2,044 (+0%)	20mo	$20,000	$10	63
728 Rutherford St	0.40mi	4/2.0 (-1)	1,957 (-4%)	7mo	$149,000	$76	60
421 Stephenson St	0.39mi	4/3.0 (-1)	2,103 (+3%)	17mo	$194,785	$93	57
250 Wilkinson St	0.26mi	4/2.0 (-1)	1,900 (-7%)	14mo	$50,000	$26	56
445 Boulevard St	0.40mi	4/2.0 (-1)	1,756 (-14%)	5mo	$175,000	$100	46
3704 Madison Park Blvd	0.71mi	4/2.0 (-1)	2,199 (+8%)	0mo	$199,900	$91	44
3136 Holly St	0.67mi	4/2.0 (-1)	2,175 (+7%)	15mo	$170,000	$78	35
927 Boulevard St	0.75mi	4/2.0 (-1)	2,332 (+15%)	1mo	$179,900	$77	31

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: 49.1%
• Equity multiple: 3.16×
• Total profit: $39,336
• Equity at exit: $9,692

10-year hold

• IRR: 54.9%
• Equity multiple: 6.56×
• Total profit: $101,259
• Equity at exit: $5,620

Cash invested: $18,200 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $768

Break-even live

Break-even rent $645

Max offer price $65,000

Occupancy floor 48%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $65,000 Active 6 DOM
2. 2026-06-17
   days on market $65,000 Active 5 DOM
3. 2026-06-16
   days on market $65,000 Active 4 DOM
4. 2026-06-15
   days on market $65,000 Active 3 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $65,000 Active 1 DOM

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $900 · $75/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 7/10 Severe FEMA zone X (unshaded) · 76% 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: $19,399
• − Mortgage interest: −$3,641
• − Property taxes: −$900
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$1,891
• Taxable income: $8,740
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $7,114/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

-26.2% since first listed

10 events — show timeline

• 2026-06-12 Listed $65,000 NTREIS
• 2026-01-31 Listing Removed — NTREIS
• 2025-12-11 Price Changed $99,500 NTREIS
• 2025-11-19 Price Changed $108,000 NTREIS
• 2025-10-18 Price Changed $112,000 NTREIS
• 2025-09-22 Listed $118,500 NTREIS
• 2024-09-16 Sold (MLS) — NTREIS
• 2024-05-25 Listed $65,000 NTREIS
• 2018-02-09 Sold (Public Records) $88,080 Public Records
• 1994-07-19 Sold (Public Records) — Public Records

Property tax history

+17.8%/yr

Latest (2025): $900 · +0.9% YoY. Source: county tax records.