1751 Malcolm St · Shreveport, LA 71108

$54,000

2 bd · 1.0 ba · 1,115 sqft · SingleFamily public records · 176 Days on market

Built 1956 7,492 sqft lot $48/sqft · 22% above area Est $44k · 22% over ↓ 45% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Part of 40 property rental package. Contact Agent for details!

Key facts

• 7,492 sq ft lot
• Built 1956
• Listed 175 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($917 rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 34% 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 $373 of loan paydown is wiped out by about $2k 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 + 2.4% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $47,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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 1956 — 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: 1.70% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.64%
• DSCR: 2.36
• GRM: 4.9

CMA / ARV

• ARV (median comp): $44,391
• List price: $54,000
• Delta: 21.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3906 Wallace Ave	0.16mi	2/1.0	950 (-15%)	2mo	$55,900	$59	67
1802 Midway St	0.33mi	3/1.0 (+1)	1,208 (+8%)	2mo	$49,900	$41	64
2449 Midway St	0.57mi	2/2.0	1,103 (-1%)	4mo	$35,000	$32	64
1439 Belwood St	0.41mi	3/1.0 (+1)	1,092 (-2%)	12mo	$79,000	$72	63
3934 Fairfax Ave	0.42mi	3/1.0 (+1)	1,036 (-7%)	2mo	$84,000	$81	62
1534 Summers St	0.29mi	3/1.0 (+1)	981 (-12%)	1mo	$21,000	$21	61
1747 Fulton St	0.35mi	3/2.0 (+1)	1,072 (-4%)	10mo	$63,000	$59	60
5203 Bienville Ave	0.40mi	2/1.0	987 (-12%)	7mo	$24,900	$25	56
1831 Hickory St	0.46mi	3/1.0 (+1)	1,036 (-7%)	12mo	$55,000	$53	52
2446 Drexel St	0.55mi	2/1.0	979 (-12%)	4mo	$15,000	$15	51
2511 Drexel St	0.57mi	2/1.0	1,005 (-10%)	9mo	$45,000	$45	49
2647 Murray St	0.74mi	3/1.0 (+1)	1,262 (+13%)	3mo	$78,000	$62	36

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: 24.7%
• Equity multiple: 2.01×
• Total profit: $15,250
• Equity at exit: $8,052

10-year hold

• IRR: 32.1%
• Equity multiple: 3.82×
• Total profit: $42,567
• Equity at exit: $4,669

Cash invested: $15,120 (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: 4.9×

Monthly cashflow live

• Estimated rent: $917 high
• Mortgage (P&I): −$283
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $386

Break-even live

Break-even rent $428

Max offer price $54,000

Occupancy floor 53%

Sensitivity live

Price	-10% $417	-5% $401	+0% $386	+5% $371	+10% $355
Rent	-10% $314	-5% $350	+0% $386	+5% $422	+10% $458
Rate	-1.0pp $413	-0.5pp $400	base $386	+0.5pp $372	+1.0pp $358

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	22d	1	0.17mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	45d	1	0.41mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	15d	1	0.45mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	45d	1	0.47mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	15d	1	0.54mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	45d	1	0.54mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	22d	1	0.56mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	22d	1	0.59mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	15d	1	0.61mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	22d	1	0.87mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	22d	1	0.90mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	22d	1	0.92mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	45d	1	0.95mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	15d	1	0.96mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	15d	1	0.98mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	45d	1	1.01mi
3730 Fairfield Ave Shreveport, LA	1.0	1.0	783	$1,088	$1.39	22d	1	1.04mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	22d	1	1.06mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	22d	1	1.08mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	45d	1	1.14mi
926 Elmwood St Unit 928 Shreveport, LA	1.0	1.0	900	$695	$0.77	45d	1	1.20mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	15d	1	1.21mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	22d	1	1.21mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	45d	1	1.30mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	15d	1	1.31mi
3840 Creswell Ave Unit 1 Shreveport, LA	2.0	1.5	1200	$1,000	$0.83	45d	1	1.33mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	22d	1	1.33mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	22d	1	1.38mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	45d	1	1.44mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	45d	1	1.47mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	22d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $54,000 Active 176 DOM
2. 2026-06-18
   days on market $54,000 Active 173 DOM
3. 2026-06-17
   days on market $54,000 Active 172 DOM
4. 2026-06-16
   days on market $54,000 Active 171 DOM
5. 2026-06-15
   days on market $54,000 Active 170 DOM
6. 2026-06-14
   days on market $54,000 Active 168 DOM
7. 2026-06-13
   days on market $54,000 Active 167 DOM
8. 2026-06-10
   days on market $54,000 Active 165 DOM
9. 2026-06-09
   days on market $54,000 Active 164 DOM
10. 2026-06-08
    days on market $54,000 Active 163 DOM
11. 2026-06-07
    days on market $54,000 Active 162 DOM
12. 2026-06-05
    days on market $54,000 Active 159 DOM
13. 2026-06-03
    days on market $54,000 Active 158 DOM
14. 2026-06-02
    days on market $54,000 Active 157 DOM
15. 2026-06-01
    days on market $54,000 Active 156 DOM
16. 2026-05-31
    days on market $54,000 Active 155 DOM
17. 2026-05-30
    days on market $54,000 Active 154 DOM
18. 2025-12-27
    listed $54,000 Active 62-char remark

    Show marketing remark (62 chars)

    Part of 40 property rental package. Contact Agent for details!

19. 2022-10-06
    historical
20. 2022-06-12
    listed $55,000 Active
21. 2012-02-24
    soldstatus $98,750
22. 2002-09-19
    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: $388 · $32/mo
• Projected year-2 tax: $388 · $32/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 7/10 Severe 7 d/yr ≥110°F today · 20 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: $10,998
• − Mortgage interest: −$3,025
• − Property taxes: −$388
• − Insurance: −$270
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$1,571
• Taxable income: $3,985
• Est. tax owed @ 24.0%: −$956
• After-tax cash flow: $3,676/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

-45.3% since first listed

5 events — show timeline

• 2025-12-27 Listed $54,000 NTREIS
• 2022-10-06 Listing Removed — NTREIS
• 2022-06-12 Listed $55,000 NTREIS
• 2012-02-24 Sold (Public Records) $98,750 Public Records
• 2002-09-19 Sold (Public Records) — Public Records

Property tax history

-2.8%/yr

Latest (2025): $388 · +0.4% YoY. Source: county tax records.