1540 Natalie St · Shreveport, LA 71108

$22,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 50 Days on market

Built 1950 5,401 sqft lot $20/sqft · 29% below area Est $31k · 29% under ↓ 6% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

2 bedrooms and 1 bath. Large living room and kitchen. Nice size bedrooms. Fenced in back yard. AGENTS: see agent remarks on submitting an offer.

Key facts

• 5,401 sq ft lot
• Built 1950
• Listed 50 days

Property features AI

Finance

• Other: County: Caddo; Subdivision: Caddo Heights; Directions: Off Linwood; Listing status: Active; Possession at closing/funding; Listing agreement: Exclusive right to sell
• Financial info: Treat as clear loan type; No second mortgage; Special listing condition: Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: Driveway available; No garage or covered/carport spaces listed
• Utilities: Municipal utility district: No
• Home design: Single-family residence; Residential property; One story; Not attached to another property
• Construction: Frame construction; Built in 1950; Preowned
• Exterior features: Asphalt utilities (road/drive surface); Lot is less than 0.5 acre

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom on main level; Total of 2 bedrooms
• Bathrooms: One full bathroom
• Interior features: One-level layout; Two rooms listed; One living area; General features described as 'Other'
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $22k).
• Recommended offer: $21k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.1% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 35% 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 $152 of loan paydown is wiped out by about $660 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($21k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.27% ✓
• Cap rate: 38.05%
• Cash-on-cash: 113.42%
• DSCR: 6.05
• GRM: 2.0

CMA / ARV

• ARV (median comp): $31,072
• List price: $22,000
• Delta: -29.20%
• 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
4332 Magazine St	0.23mi	3/1.0	1,134 (+4%)	13mo	$75,000	$66	72
1651 Cox	0.16mi	3/1.0	946 (-13%)	1mo	$32,000	$34	69
1534 Summers St	0.29mi	3/1.0	981 (-10%)	1mo	$21,000	$21	68
1439 Belwood St	0.53mi	3/1.0	1,092 (0%)	11mo	$79,000	$72	66
1503 Doris St	0.17mi	3/1.0	1,194 (+9%)	13mo	$53,000	$44	66
1831 Hickory St	0.37mi	3/1.0	1,036 (-5%)	12mo	$55,000	$53	64
5820 2nd St	0.53mi	2/1.0 (-1)	1,144 (+5%)	2mo	$16,000	$14	60
5322 Sussex Ave	0.67mi	3/1.5	1,082 (-1%)	16mo	$60,000	$55	52
5203 Bienville Ave	0.59mi	2/1.0 (-1)	987 (-10%)	7mo	$24,900	$25	45
3906 Wallace Ave	0.62mi	2/1.0 (-1)	950 (-13%)	2mo	$55,900	$59	43
2026 Murray St	0.67mi	3/1.0	982 (-10%)	12mo	$29,900	$30	42
5217 Bienville Ave	0.58mi	3/1.0	1,232 (+13%)	14mo	$43,500	$35	40

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: —
• Equity multiple: 6.35×
• Total profit: $32,944
• Equity at exit: $3,280

10-year hold

• IRR: —
• Equity multiple: 13.03×
• Total profit: $74,115
• Equity at exit: $1,902

Cash invested: $6,160 (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: 2.0×

Monthly cashflow live

• Estimated rent: $939 high
• Mortgage (P&I): −$115
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $582

Break-even live

Break-even rent $202

Max offer price $22,000

Occupancy floor 33%

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	0.15mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	0.23mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	0.38mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	20d	1	0.43mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	0.54mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	0.58mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	0.58mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	20d	1	0.60mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	20d	1	0.75mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	43d	1	0.80mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	20d	1	0.87mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	43d	1	0.89mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	20d	1	0.98mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	43d	1	1.00mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	20d	1	1.02mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	43d	1	1.02mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	20d	1	1.03mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	13d	1	1.16mi
3840 Creswell Ave Unit 1 Shreveport, LA	2.0	1.5	1200	$1,000	$0.83	43d	1	1.19mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	43d	1	1.26mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	43d	1	1.32mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	1.40mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	20d	1	1.43mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	1.44mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	1.48mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $22,000 Active 50 DOM
2. 2026-06-17
   days on market $22,000 Active 49 DOM
3. 2026-06-16
   days on market $22,000 Active 48 DOM
4. 2026-06-15
   days on market $22,000 Active 47 DOM
5. 2026-06-14
   days on market $22,000 Active 45 DOM
6. 2026-06-13
   days on market $22,000 Active 44 DOM
7. 2026-06-10
   days on market $22,000 Active 42 DOM
8. 2026-06-09
   days on market $22,000 Active 41 DOM
9. 2026-06-08
   days on market $22,000 Active 40 DOM
10. 2026-06-07
    days on market $22,000 Active 39 DOM
11. 2026-06-05
    days on market $22,000 Active 36 DOM
12. 2026-06-03
    days on market $22,000 Active 35 DOM
13. 2026-06-02
    days on market $22,000 Active 34 DOM
14. 2026-06-01
    days on market $22,000 Active 33 DOM
15. 2026-05-31
    days on market $22,000 Active 32 DOM
16. 2026-05-30
    pricedays on market $22,000 Active 31 DOM
17. 2026-04-28
    listed $23,500 Active 144-char remark
18. 1990-07-02
    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: $421 · $35/mo
• Projected year-2 tax: $421 · $35/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 · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $11,268
• − Mortgage interest: −$1,232
• − Property taxes: −$421
• − Insurance: −$110
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$640
• Taxable income: $7,062
• Est. tax owed @ 24.0%: −$1,695
• After-tax cash flow: $5,292/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

-6.4% since first listed

3 events — show timeline

• 2026-05-30 Price Changed $22,000 NTREIS
• 2026-04-28 Listed $23,500 NTREIS
• 1990-07-02 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2025): $421 · +0.4% YoY. Source: county tax records.