190 Charles Ave · Shreveport, LA 71105

$209,000

3 bd · 2.0 ba · 2,220 sqft · SingleFamily public records · 17 Days on market

Built 1955 9,191 sqft lot Est $262k · 20% under ↓ 3% 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

$3,000 paint allowance! Never lose power again with a whole house GENERATOR! This delightful 3-bedroom, 2-bath home is filled with character, comfort, and functionality. From the moment you step inside, you’ll notice the warm, inviting layout and the thoughtful touches that make this property truly stand out. The flooring is real wood, the kitchen counter tops are granite, and the cabinets are custom built. The home features cute makeup nooks in both bathrooms, which offers convenience and charm for daily routines. The dining room includes built-in cabinets and shelving, providing beautiful display space and practical storage. In the family room, a cozy fireplace framed by custom she

Key facts

• Makeup nooks
• Built-in cabinets
• Granite counter tops

Tags

• WHOLE HOUSE GENERATOR
• REAL WOOD FLOORING
• GRANITE COUNTER TOPS
• CUSTOM BUILT CABINETS
• MAKEUP NOOKS
• BUILT-IN CABINETS

Property features AI

Finance

• Other: Property is listed for sale; Subdivision: Broadmoor Terrace
• Financial info: Treat As Clear loan type; No second mortgage
• HOA & community: No homeowners association; Sidewalks in the community

Exterior

• Parking: Carport (2 covered/carport spaces)
• Security: Video surveillance present
• Utilities: City water; City sewer; Cable available; Concrete and curbs; Generator on property; Municipal utility district: No
• Home design: Single-family residence; Single-story; Accessory unit present; Pet restrictions noted
• Construction: Built in 1955; Aluminum siding; Composition roof; Slab foundation
• Exterior features: Dog run; Wood fencing; Kennel/dog run; Workshop with electrical

Interior

• Kitchen: Gas cooktop; Gas oven; Built-in cabinets; Galley-style layout; Eat-in kitchen; Pantry; Granite countertops; Dishwasher; Disposal
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with ensuite bath and built-in cabinets; Secondary bedrooms with built-in cabinets (one includes a built-in desk)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms (main level); Primary bath with built-in cabinets and medicine cabinet
• Heating & cooling: Central heating (natural gas); Fireplace(s) providing supplemental heat; Central air conditioning; Attic fan; Ceiling fans
• Interior features: Eat-in kitchen; Granite counters; High-speed internet available; Pantry; Built-in cabinets in multiple rooms; Built-in desk in one bedroom; Medicine cabinet in bath; Room for freezer; Utility closet; Sink in utility room; Two living areas; One dining area; 11 total rooms; One-level layout
• Laundry & utility: Washer hookup; Gas dryer hookup; Full-size washer/dryer area; Utility room with sink; Room for freezer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (11.5% below list).
• Recommended offer: $185k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.7% in Shreveport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Captain Shreve High School (math 25% / reading 41%, grade F, #116 of 265 statewide, top 44%, 1,851 students, 49% FRL) — zoned schools average 36% FRL vs 64% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 26% district-wide (+33 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 149 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 33% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k 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 17 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $185,014 (11.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $261,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 Chelsea Dr	0.42mi	4/2.0 (+1)	2,193 (-1%)	1mo	$255,000	$116	72
1919 Audubon Pl	0.59mi	3/2.0	2,225 (+0%)	6mo	$254,800	$115	67
240 Carrollton Ave	0.34mi	4/2.0 (+1)	2,103 (-5%)	5mo	$254,900	$121	66
108 Leo Ave	0.70mi	3/2.5	2,222 (+0%)	1mo	$260,000	$117	64
210 Carrollton Ave	0.41mi	3/2.0	2,450 (+10%)	1mo	$285,000	$116	62
142 Maximilian Ln	0.49mi	3/2.0	2,030 (-9%)	1mo	$249,000	$123	62
115 Swedes Ave	0.41mi	3/2.0	1,950 (-12%)	3mo	$214,000	$110	58
305 Oriole Ln	0.64mi	4/2.0 (+1)	2,132 (-4%)	0mo	$215,000	$101	58
209 Preston Ave	0.51mi	3/1.5	1,912 (-14%)	2mo	$235,000	$123	49
351 Arthur Ave	0.67mi	4/2.0 (+1)	2,006 (-10%)	4mo	$265,000	$132	44
166 Sand Beach Blvd	0.46mi	4/3.0 (+1)	2,545 (+15%)	3mo	$385,000	$151	42
144 Preston Ave	0.66mi	4/2.5 (+1)	1,906 (-14%)	0mo	$224,900	$118	38

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-26,273
• Equity at exit: $31,163

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-8,092
• Equity at exit: $18,071

Cash invested: $58,520 (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 71105

• Rents YoY: 3.9%
• Active inventory: 149
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$186 /mo · $2,237/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $92

Break-even live

Break-even rent $1,734

Max offer price $209,000

Occupancy floor 90%

Sensitivity live

Price	-10% $210	-5% $151	+0% $92	+5% $33	+10% $-26
Rent	-10% $-54	-5% $19	+0% $92	+5% $165	+10% $238
Rate	-1.0pp $197	-0.5pp $145	base $92	+0.5pp $38	+1.0pp $-17

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Charles Ave Shreveport, LA	3.0	2.0	1518	$1,800	$1.19	46d	1	0.36mi
204 Leo Ave Shreveport, LA	4.0	2.0	1846	$2,000	$1.08	16d	1	0.48mi
2011 Audubon Pl Shreveport, LA	3.0	2.0	1932	$1,800	$0.93	46d	1	0.59mi
2033 Horton Ave Shreveport, LA	3.0	2.0	1681	$1,750	$1.04	24d	1	0.71mi
1519 Audubon Pl Shreveport, LA	3.0	2.0	2596	$1,850	$0.71	24d	1	0.74mi
6122 Burgundy Dr Shreveport, LA	4.0	2.0	2222	$2,500	$1.13	46d	1	0.88mi

Listing history 8 events

1. 2026-06-05
   days on market $209,000 Active 17 DOM
2. 2026-06-03
   days on market $209,000 Active 16 DOM
3. 2026-06-02
   days on market $209,000 Active 15 DOM
4. 2026-06-01
   days on market $209,000 Active 14 DOM
5. 2026-05-31
   days on market $209,000 Active 13 DOM
6. 2026-05-30
   days on market $209,000 Active 12 DOM
7. 2026-05-18
   listed $215,000 Active
8. 2006-04-28
   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: $2,237 · $186/mo
• Projected year-2 tax: $2,237 · $186/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 · 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 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,202
• − Mortgage interest: −$11,707
• − Property taxes: −$2,237
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,080
• Taxable loss: −$2,420
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $1,686/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

-2.8% since first listed

4 events — show timeline

• 2026-06-07 Listing Removed — NTREIS
• 2026-05-25 Price Changed $209,000 NTREIS
• 2026-05-18 Listed $215,000 NTREIS
• 2006-04-28 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,237 · +0.4% YoY. Source: county tax records.