964 Winter Garden Dr #37 · Shreveport, LA 71107

$105,500

2 bd · 1.5 ba · 1,108 sqft · Townhouse · 478 Days on market

Built 1984 Fair condition 784 sqft lot $95/sqft · 6% above area Est $99k · 6% over $100/mo HOA · 7% of rent ↓ 4% 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +4.6/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great for investor or first time homebuyer.. Perfectly located in North Shreveport just minutes from I-49, I20 and I-220 loop, easy and fast access to all areas of Shreveport and Bossier City. Can be sold individually or part of a package. Call for details!!

Key facts

• $100 HOA
• Built 1984
• Listed 477 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $106k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.6% 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: crime F, amenities F, commute 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.
• Zoned schools: North Highlands Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 354 students, 75% FRL); Donnie Bickham Middle School (math 12% / reading 27%, grade F, #167 of 218 statewide, top 76%, 907 students, 61% FRL); Northwood High School (math 14% / reading 35%, grade F, #153 of 265 statewide, top 62%, 1,068 students, 53% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 261 active listings in the ZIP; 3 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; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($48k/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 $729 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 478 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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

• Climate carrying-cost: major wind risk, 65% 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 $92,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 478 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.41% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 5.9

CMA / ARV

• ARV (median comp): $99,093
• List price: $105,500
• Delta: 6.47%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
964 Winter Garden Dr #34	0.00mi	2/1.5	1,108 (0%)	14mo	$114,900	$104	88
964 Winter Garden Dr #33	0.00mi	2/1.5	1,108 (0%)	15mo	$109,900	$99	87
964 Winter Garden Dr #23	0.00mi	2/1.5	1,108 (0%)	19mo	$86,000	$78	84
964 Winter Garden Dr #7	0.00mi	2/1.5	1,108 (0%)	20mo	$98,900	$89	83

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $5,015
• Equity at exit: $15,730

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $33,070
• Equity at exit: $9,122

Cash invested: $29,540 (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 71107

• Home prices YoY: -34.5%
• Active inventory: 261
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$553
• Tax est. 1.5%: −$132 /mo · $1,582/yr
• Insurance: −$44
• HOA: −$100
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $346

Break-even live

Break-even rent $1,049

Max offer price $105,500

Occupancy floor 72%

Sensitivity live

Price	-10% $419	-5% $382	+0% $346	+5% $309	+10% $273
Rent	-10% $228	-5% $287	+0% $346	+5% $405	+10% $463
Rate	-1.0pp $399	-0.5pp $373	base $346	+0.5pp $318	+1.0pp $291

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: $26,375
• Closing costs: $3,165
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4074 Jayce Michael Dr Shreveport, LA	3.0	2.0	1478	$1,950	$1.32	15d	1	0.51mi
775 Highland Square Dr Shreveport, LA	2.0	1.5	1248	$1,225	$0.98	45d	1	0.52mi
908 Deer Park Rd Shreveport, LA	3.0	2.0	1470	$1,825	$1.24	45d	1	1.26mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 30 events

1. 2026-06-21
   days on market $105,500 Active 478 DOM
2. 2026-06-18
   days on market $105,500 Active 475 DOM
3. 2026-06-17
   days on market $105,500 Active 474 DOM
4. 2026-06-16
   days on market $105,500 Active 473 DOM
5. 2026-06-15
   days on market $105,500 Active 472 DOM
6. 2026-06-14
   days on market $105,500 Active 470 DOM
7. 2026-06-13
   days on market $105,500 Active 469 DOM
8. 2026-06-10
   days on market $105,500 Active 467 DOM
9. 2026-06-09
   days on market $105,500 Active 466 DOM
10. 2026-06-08
    days on market $105,500 Active 465 DOM
11. 2026-06-07
    days on market $105,500 Active 464 DOM
12. 2026-06-05
    days on market $105,500 Active 461 DOM
13. 2026-06-03
    days on market $105,500 Active 460 DOM
14. 2026-06-02
    days on market $105,500 Active 459 DOM
15. 2026-06-01
    days on market $105,500 Active 458 DOM
16. 2026-05-31
    days on market $105,500 Active 457 DOM
17. 2026-05-30
    days on market $105,500 Active 456 DOM
18. 2026-01-12
    price $105,500 258-char remark

    Show marketing remark (258 chars)

    Great for investor or first time homebuyer.. Perfectly located in North Shreveport just minutes from I-49, I20 and I-220 loop, easy and fast access to all areas of Shreveport and Bossier City. Can be sold individually or part of a package. Call for details!!

19. 2025-07-19
    price $107,500 258-char remark

    Show marketing remark (258 chars)

    Great for investor or first time homebuyer.. Perfectly located in North Shreveport just minutes from I-49, I20 and I-220 loop, easy and fast access to all areas of Shreveport and Bossier City. Can be sold individually or part of a package. Call for details!!

20. 2025-02-28
    status Active 258-char remark

    Show marketing remark (258 chars)

    Great for investor or first time homebuyer.. Perfectly located in North Shreveport just minutes from I-49, I20 and I-220 loop, easy and fast access to all areas of Shreveport and Bossier City. Can be sold individually or part of a package. Call for details!!

21. 2025-02-25
    historical 258-char remark

    Show marketing remark (258 chars)

    Great for investor or first time homebuyer.. Perfectly located in North Shreveport just minutes from I-49, I20 and I-220 loop, easy and fast access to all areas of Shreveport and Bossier City. Can be sold individually or part of a package. Call for details!!

22. 2025-02-25
    listed $110,000 258-char remark

    Show marketing remark (258 chars)

    Great for investor or first time homebuyer.. Perfectly located in North Shreveport just minutes from I-49, I20 and I-220 loop, easy and fast access to all areas of Shreveport and Bossier City. Can be sold individually or part of a package. Call for details!!

23. 2024-06-17
    historical
24. 2024-01-22
    listed $110,000 Active
25. 2022-06-24
    soldstatus Closed
26. 2022-05-23
    status Pending
27. 2022-05-10
    status Active
28. 2022-04-13
    status Pending
29. 2022-03-18
    historical Active Contingent
30. 2022-03-07
    listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,847
• − Mortgage interest: −$5,910
• − Property taxes: −$1,582
• − Insurance: −$528
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − HOA: −$1,200
• − Depreciation: −$3,069
• Taxable income: $2,703
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $3,501/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate repairs and maintenance to improve its condition and value. Fresh paint, landscaping, and roof repairs are key to increasing its resale and rental potential.

Repairs flagged

• Major roof — Signs of wear and potential leaks
• Major siding — Worn and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value
• Both landscaping — Aesthetic improvements boost curb appeal and rental value
• Both repair roof — Fixing the roof addresses a major issue and prevents further damage

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaks	Major	$15,000–50,000
siding · Worn and peeling	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both landscaping — Aesthetic improvements boost curb appeal and rental value ↑
• Both repair roof — Fixing the roof addresses a major issue and prevents further damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 31,734
• Household income: $48,365
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1346.0

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 0.55)
• Race & ethnicity: Black 51% White 43% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▼ -62.11%
• Current HPI: 117.801
• 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

-4.1% since first listed

13 events — show timeline

• 2026-01-12 Price Changed $105,500 NTREIS
• 2025-07-19 Price Changed $107,500 NTREIS
• 2025-02-28 Relisted — NTREIS
• 2025-02-25 Listed $110,000 NTREIS
• 2025-02-25 Listing Removed — NTREIS
• 2024-06-17 Listing Removed — NTREIS
• 2024-01-22 Listed $110,000 NTREIS
• 2022-06-24 Sold (MLS) — NTREIS
• 2022-05-23 Pending — NTREIS
• 2022-05-10 Relisted — NTREIS
• 2022-04-13 Pending — NTREIS
• 2022-03-18 Contingent — NTREIS
• 2022-03-07 Listed $110,000 NTREIS