3506 Red Bud Ln · Shreveport, LA 71108

$85,000

3 bd · 1.0 ba · 1,423 sqft · SingleFamily public records · 91 Days on market

Built 1969 7,187 sqft lot $60/sqft · 39% below area Est $107k · 20% under

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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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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 MLS

Three bedroom, one bathroom home with garage. Would be a great purchase for an investor. Currently rented for $1000.

Key facts

• 7,187 sq ft lot
• Garage
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (25.2% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $64k (25.2% below list) — sets the bar for cash-flow.
• Cap rate 10.6% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 41% 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 $588 of loan paydown is wiped out by about $3k 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 91 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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.
• Current owner paid $63k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 68% 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 $63,600 (25.2% 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 91 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.29% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (median comp): $106,686
• List price: $85,000
• Delta: -20.33%
• 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
7205 Gregory St	0.36mi	3/1.0	1,479 (+4%)	7mo	$75,000	$51	71
3044 Amherst	0.65mi	3/1.0	1,375 (-3%)	0mo	$70,000	$51	63
3005 Valley View Dr	0.52mi	3/1.0	1,454 (+2%)	13mo	$123,700	$85	61
7208 Brandtway St	0.47mi	3/1.0	1,341 (-6%)	13mo	$39,999	$30	58
3206 Red Bud Ln	0.33mi	3/1.5	1,245 (-12%)	11mo	$55,000	$44	53
6546 W Canal Blvd	0.74mi	2/1.0 (-1)	1,351 (-5%)	1mo	$36,000	$27	51
3811 Liaison Dr	0.40mi	3/2.0	1,248 (-12%)	10mo	$59,900	$48	49
2926 Millard St	0.73mi	3/2.0	1,370 (-4%)	9mo	$59,900	$44	48
2927 Despot Rd	0.63mi	4/1.0 (+1)	1,509 (+6%)	11mo	$53,900	$36	46
7212 W Canal Blvd	0.53mi	3/1.0	1,274 (-10%)	17mo	$85,000	$67	44
7101 Brandtway St	0.52mi	3/1.5	1,592 (+12%)	15mo	$55,000	$35	42
2120 Amelia Ave	0.72mi	3/2.5	1,585 (+11%)	16mo	$165,000	$104	28

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: -27.6%
• Equity multiple: 0.08×
• Total profit: $-21,918
• Equity at exit: $12,674

10-year hold

• IRR: -28.9%
• Equity multiple: -0.29×
• Total profit: $-30,753
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$446
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-121

Break-even live

Break-even rent $1,250

Max offer price $63,600

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-97	+0% $-121	+5% $-145	+10% $-169
Rent	-10% $-208	-5% $-164	+0% $-121	+5% $-78	+10% $-34
Rate	-1.0pp $-78	-0.5pp $-100	base $-121	+0.5pp $-143	+1.0pp $-166

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3437 Red Bud Ln Shreveport, LA	3.0	1.5	1393	$1,200	$0.86	21d	1	0.05mi
3306 Valley View Dr Shreveport, LA	3.0	1.0	1300	$1,150	$0.88	21d	1	0.27mi
7504 W Canal Blvd Shreveport, LA	3.0	1.0	1388	$1,150	$0.83	44d	1	0.56mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	44d	1	0.62mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	0.84mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	21d	1	0.99mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	44d	1	1.01mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	44d	1	1.33mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	44d	1	1.44mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	44d	1	1.44mi
629 Woodmont Pl Shreveport, LA	3.0	1.0	1431	$1,295	$0.90	45d	1	1.49mi
702 Bringhurst Dr Shreveport, LA	3.0	1.5	1206	$1,100	$0.91	44d	1	1.50mi

Listing history 33 events

1. 2026-06-18
   days on market $85,000 Active 91 DOM
2. 2026-06-17
   days on market $85,000 Active 90 DOM
3. 2026-06-16
   days on market $85,000 Active 89 DOM
4. 2026-06-15
   days on market $85,000 Active 88 DOM
5. 2026-06-14
   days on market $85,000 Active 86 DOM
6. 2026-06-13
   days on market $85,000 Active 85 DOM
7. 2026-06-10
   days on market $85,000 Active 83 DOM
8. 2026-06-09
   days on market $85,000 Active 82 DOM
9. 2026-06-08
   days on market $85,000 Active 81 DOM
10. 2026-06-07
    days on market $85,000 Active 80 DOM
11. 2026-06-05
    days on market $85,000 Active 77 DOM
12. 2026-06-03
    days on market $85,000 Active 76 DOM
13. 2026-06-02
    days on market $85,000 Active 75 DOM
14. 2026-06-01
    days on market $85,000 Active 74 DOM
15. 2026-05-31
    days on market $85,000 Active 73 DOM
16. 2026-05-30
    days on market $85,000 Active 72 DOM
17. 2026-03-19
    listed $85,000 Active 116-char remark

    Show marketing remark (116 chars)

    Three bedroom, one bathroom home with garage. Would be a great purchase for an investor. Currently rented for $1000.

18. 2025-12-31
    historical
19. 2025-06-26
    status Active
20. 2025-05-22
    status Pending
21. 2025-04-12
    historical $1,000
22. 2025-04-04
    listed $1,000
23. 2024-12-27
    listed $110,000 Active
24. 2022-07-22
    soldstatus Closed
25. 2022-07-22
    soldstatus $63,000
26. 2022-04-30
    status Pending
27. 2022-04-19
    listed $72,000 Active
28. 2022-04-12
    historical
29. 2021-07-22
    listed $72,900 Active
30. 2021-05-04
    historical
31. 2020-08-03
    listed $71,900 Active
32. 2015-03-17
    soldstatus $74,000
33. 1998-04-30
    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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/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 5/10 Major FEMA zone AE · 24% 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 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: $13,161
• − Mortgage interest: −$4,761
• − Property taxes: −$958
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,473
• Taxable loss: −$2,681
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $-810/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

+14.9% since first listed

17 events — show timeline

• 2026-03-19 Listed $85,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-06-26 Relisted — NTREIS
• 2025-05-22 Pending — NTREIS
• 2025-04-12 Rental Removed $1,000 APPFOLIO
• 2025-04-04 Listed for Rent $1,000 APPFOLIO
• 2024-12-27 Listed $110,000 NTREIS
• 2022-07-22 Sold (Public Records) $63,000 Public Records
• 2022-07-22 Sold (MLS) — NTREIS
• 2022-04-30 Pending — NTREIS
• 2022-04-19 Listed $72,000 NTREIS
• 2022-04-12 Listing Removed — NTREIS
• 2021-07-22 Listed $72,900 NTREIS
• 2021-05-04 Listing Removed — NTREIS
• 2020-08-03 Listed $71,900 NTREIS
• 2015-03-17 Sold (Public Records) $74,000 Public Records
• 1998-04-30 Sold (Public Records) — Public Records

Property tax history

+13.0%/yr

Latest (2025): $958 · +0.4% YoY. Source: county tax records.