2814 Mertis Ave · Shreveport, LA 71109

$21,000

2 bd · 1.0 ba · 793 sqft · SingleFamily public records · 86 Days on market

Built 1965 0.52 ac lot $26/sqft · 37% below area Est $32k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Investment Opportunity! This is property part of a 6 Property Package Deal. Seller is willing to sell smaller package as well. With some renovation and improvements, this property could become a good cash flowing property. Here is some information for all of the properties that is part of the package deal. Each property is under 30K! 1941 Walnut St 22k, 450 E 84th st 25k, 3419 W 70th st 26k, 2529 Merwin st 26k, 1151 Kenneth Ave 23k, 2814 Mertis Ave 21k.

Key facts

• 0.52 acre lot
• Parking
• Built 1965

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $21k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($734 rent vs $21k).
• Recommended offer: $20k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.3% 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: 123 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $145 of loan paydown is wiped out by about $248 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 (-1.2% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $21k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,740 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 3.50% ✓
• Cap rate: 31.27%
• Cash-on-cash: 89.20%
• DSCR: 4.97
• GRM: 2.4

CMA / ARV

• ARV (median comp): $31,652
• List price: $21,000
• Delta: -33.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3418 Milton St	0.07mi	2/1.0	777 (-2%)	17mo	$15,000	$19	79
3644 Stonewall St	0.41mi	2/1.0	830 (+5%)	6mo	$39,900	$48	68
3220 Jackson St	0.21mi	3/1.0 (+1)	858 (+8%)	6mo	$17,000	$20	67
3504 Claiborne Ave	0.46mi	3/2.0 (+1)	763 (-4%)	4mo	$9,990	$13	60
2810 Milton St	0.52mi	2/1.0	869 (+10%)	3mo	$24,900	$29	58
3506 Ninock St	0.36mi	2/1.0	877 (+11%)	13mo	$49,000	$56	54
3145 Frederick St	0.25mi	3/2.0 (+1)	900 (+14%)	10mo	$10,000	$11	48
3920 Huston St	0.65mi	2/1.0	878 (+11%)	13mo	$55,000	$63	41
3908 Sumner St	0.60mi	3/1.0 (+1)	883 (+11%)	11mo	$15,000	$17	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.9%
• Equity multiple: 5.44×
• Total profit: $26,095
• Equity at exit: $4,887

10-year hold

• IRR: 92.9%
• Equity multiple: 11.23×
• Total profit: $60,143
• Equity at exit: $4,978

Cash invested: $5,880 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 123
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $734 high
• Mortgage (P&I): −$110
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$154
• Net cashflow: $437

Break-even live

Break-even rent $181

Max offer price $21,000

Occupancy floor 35%

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: $5,250
• Closing costs: $630
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.18mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	0.30mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	0.32mi
3553 W College St Shreveport, LA	1.0	1.0	600	$600	$1.00	21d	1	0.43mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	43d	1	0.57mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	0.60mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$798	$0.80	43d	1	0.71mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	0.83mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	0.83mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	0.87mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	0.97mi
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	21d	1	1.00mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.03mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	21d	1	1.11mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	1.33mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	13d	1	1.33mi
4025 Golf Links Blvd Shreveport, LA	1.0	1.0	660	$678	$1.03	43d	1	1.37mi

Listing history 19 events

1. 2026-06-18
   days on market $21,000 Active 86 DOM
2. 2026-06-17
   days on market $21,000 Active 85 DOM
3. 2026-06-16
   days on market $21,000 Active 84 DOM
4. 2026-06-15
   days on market $21,000 Active 83 DOM
5. 2026-06-14
   days on market $21,000 Active 81 DOM
6. 2026-06-13
   days on market $21,000 Active 80 DOM
7. 2026-06-10
   days on market $21,000 Active 78 DOM
8. 2026-06-09
   days on market $21,000 Active 77 DOM
9. 2026-06-08
   days on market $21,000 Active 76 DOM
10. 2026-06-07
    days on market $21,000 Active 75 DOM
11. 2026-06-05
    days on market $21,000 Active 72 DOM
12. 2026-06-03
    days on market $21,000 Active 71 DOM
13. 2026-06-02
    days on market $21,000 Active 70 DOM
14. 2026-06-01
    days on market $21,000 Active 69 DOM
15. 2026-05-31
    days on market $21,000 Active 68 DOM
16. 2026-05-30
    days on market $21,000 Active 67 DOM
17. 2026-03-24
    listed $21,000 Active 457-char remark

    Show marketing remark (457 chars)

    Investment Opportunity! This is property part of a 6 Property Package Deal. Seller is willing to sell smaller package as well. With some renovation and improvements, this property could become a good cash flowing property. Here is some information for all of the properties that is part of the package deal. Each property is under 30K! 1941 Walnut St 22k, 450 E 84th st 25k, 3419 W 70th st 26k, 2529 Merwin st 26k, 1151 Kenneth Ave 23k, 2814 Mertis Ave 21k.

18. 2017-08-01
    soldstatus $9,000
19. 1999-12-17
    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: $289 · $24/mo
• Projected year-2 tax: $289 · $24/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 6/10 Major 7 d/yr ≥110°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,811
• − Mortgage interest: −$1,176
• − Property taxes: −$289
• − Insurance: −$105
• − Repairs & maintenance: −$705
• − Management: −$705
• − Depreciation: −$611
• Taxable income: $5,220
• Est. tax owed @ 24.0%: −$1,253
• After-tax cash flow: $3,992/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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 (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 0%

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: ▼ -1.18%
• Current HPI: 54.4158
• Rent YoY: —
• 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

+133.3% since first listed

3 events — show timeline

• 2026-03-24 Listed $21,000 NTREIS
• 2017-08-01 Sold (Public Records) $9,000 Public Records
• 1999-12-17 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $289 · +0.4% YoY. Source: county tax records.