2408 Hearne Ave · Shreveport, LA 71103

$50,000

3 bd · 2.0 ba · 1,440 sqft · MultiFamily public records · 875 Days on market

Built 1950 4,792 sqft lot $35/sqft · 32% above area Est $38k · 32% over ↓ 58% 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
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!!

Key facts

• 4,792 sq ft lot
• Built 1950
• Listed 875 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $816 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.9% 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: 69 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $263 of equity ($346 loan paydown + $-83 appreciation (-0.2% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 875 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $12k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 875 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.83% ✓
• Cap rate: 25.87%
• Cash-on-cash: 69.91%
• DSCR: 4.11
• GRM: 2.9

CMA / ARV

• ARV (median comp): $37,767
• List price: $50,000
• Delta: 32.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.8%
• Equity multiple: 4.58×
• Total profit: $50,091
• Equity at exit: $14,106

10-year hold

• IRR: 73.7%
• Equity multiple: 9.33×
• Total profit: $116,609
• Equity at exit: $16,631

Cash invested: $14,000 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $816

Break-even live

Break-even rent $381

Max offer price $50,000

Occupancy floor 37%

Sensitivity live

Price	-10% $844	-5% $830	+0% $816	+5% $801	+10% $787
Rent	-10% $704	-5% $760	+0% $816	+5% $871	+10% $927
Rate	-1.0pp $841	-0.5pp $828	base $816	+0.5pp $803	+1.0pp $789

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$1,414
Total (2 units)			$1,413

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	0.42mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	44d	1	0.62mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	0.64mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	44d	1	0.64mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	14d	1	0.71mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	14d	1	0.72mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	14d	1	0.72mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	14d	1	0.77mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	44d	1	0.78mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	14d	1	0.79mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.82mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	14d	1	0.90mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	14d	1	0.98mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	14d	1	1.04mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	45d	1	1.07mi
2711 Thayer St Shreveport, LA	4.0	1.0	1436	$1,552	$1.08	44d	1	1.28mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	1.29mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	44d	1	1.29mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	44d	1	1.32mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.32mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	14d	1	1.32mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	1.39mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	14d	1	1.41mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$900	$0.90	44d	1	1.42mi

Listing history 28 events

1. 2026-06-18
   days on market $50,000 Active 875 DOM
2. 2026-06-17
   days on market $50,000 Active 874 DOM
3. 2026-06-16
   days on market $50,000 Active 873 DOM
4. 2026-06-15
   days on market $50,000 Active 872 DOM
5. 2026-06-14
   days on market $50,000 Active 870 DOM
6. 2026-06-13
   days on market $50,000 Active 869 DOM
7. 2026-06-10
   days on market $50,000 Active 867 DOM
8. 2026-06-09
   days on market $50,000 Active 866 DOM
9. 2026-06-08
   days on market $50,000 Active 865 DOM
10. 2026-06-07
    days on market $50,000 Active 864 DOM
11. 2026-06-05
    days on market $50,000 Active 861 DOM
12. 2026-06-03
    days on market $50,000 Active 860 DOM
13. 2026-06-02
    days on market $50,000 Active 859 DOM
14. 2026-06-01
    days on market $50,000 Active 858 DOM
15. 2026-05-31
    days on market $50,000 Active 857 DOM
16. 2026-05-30
    days on market $50,000 Active 856 DOM
17. 2026-01-12
    price $50,000 138-char remark

    Show marketing remark (138 chars)

    Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!!

18. 2025-07-19
    price $55,500 138-char remark

    Show marketing remark (138 chars)

    Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!!

19. 2025-02-28
    status Active 138-char remark

    Show marketing remark (138 chars)

    Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!!

20. 2025-02-25
    status Pending 138-char remark

    Show marketing remark (138 chars)

    Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!!

21. 2025-02-07
    price $58,000 138-char remark

    Show marketing remark (138 chars)

    Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!!

22. 2024-01-22
    listed $62,000 Active 138-char remark

    Show marketing remark (138 chars)

    Perfect home for Investor!!! Add this one to your Real Estate Portfolio. Can be sold individually or part of a package. Call for details!!

23. 2021-05-14
    soldstatus Sold 277-char remark

    Show marketing remark (277 chars)

    Investors!!! This 3 bedroom 1 bath 2 story property has recently been renovated and is rented to long term tenant. Add this beauty to your rental portfolio TODAY! Can be sold separately or with 1943 Milam St; 1903 Vivian, 5333 Hearne Ave, and 622 W. 75th St for $212,000 total!

24. 2021-03-27
    historical 277-char remark

    Show marketing remark (277 chars)

    Investors!!! This 3 bedroom 1 bath 2 story property has recently been renovated and is rented to long term tenant. Add this beauty to your rental portfolio TODAY! Can be sold separately or with 1943 Milam St; 1903 Vivian, 5333 Hearne Ave, and 622 W. 75th St for $212,000 total!

25. 2021-03-25
    listed $43,000 277-char remark

    Show marketing remark (277 chars)

    Investors!!! This 3 bedroom 1 bath 2 story property has recently been renovated and is rented to long term tenant. Add this beauty to your rental portfolio TODAY! Can be sold separately or with 1943 Milam St; 1903 Vivian, 5333 Hearne Ave, and 622 W. 75th St for $212,000 total!

26. 2020-01-14
    soldstatus $120,000
27. 2020-01-14
    soldstatus $112,000
28. 1996-09-23
    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: $211 · $18/mo
• Projected year-2 tax: $275 · $23/mo
• Expected delta: +$64/yr (+$5/mo · 30.2%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $16,956
• − Mortgage interest: −$2,801
• − Property taxes: −$211
• − Insurance: −$250
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$1,455
• Taxable income: $9,526
• Est. tax owed @ 24.0%: −$2,286
• After-tax cash flow: $7,501/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
• City population: 164,123
• Population (ZIP): 6,142

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 (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -0.17%
• Current HPI: 26.3904
• Rent YoY: —
• Metro: —
• 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

-58.3% since first listed

12 events — show timeline

• 2026-01-12 Price Changed $50,000 NTREIS
• 2025-07-19 Price Changed $55,500 NTREIS
• 2025-02-28 Relisted — NTREIS
• 2025-02-25 Pending — NTREIS
• 2025-02-07 Price Changed $58,000 NTREIS
• 2024-01-22 Listed $62,000 NTREIS
• 2021-05-14 Sold (MLS) — NTREIS
• 2021-03-27 Listing Removed — NTREIS
• 2021-03-25 Listed $43,000 NTREIS
• 2020-01-14 Sold (Public Records) $112,000 Public Records
• 2020-01-14 Sold (Public Records) $120,000 Public Records
• 1996-09-23 Sold (Public Records) — Public Records

Property tax history

+12.3%/yr

Latest (2025): $211 · +0.4% YoY. Source: county tax records.