4266 Saint Vincent Ave · Shreveport, LA 71108

$36,900

2 bd · 1.0 ba · 834 sqft · SingleFamily public records · 139 Days on market

Built 1953 0.38 ac lot $44/sqft · 21% below area Est $47k · 21% under ↓ 26% since listing

---

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
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contractors and Investors - This existing 864 sq. ft., 2 bedroom, 1 bath home needs repairs—exactly the kind of project a contractor- investor can turn into value. Renovate it for office space, crew housing, rental income, or remove it and maximize the land for your operation. This site stretches from St. Vincent Avenue to Dowdell Street, giving you full dual street access—a massive advantage for equipment flow, loading, staging, and daily operations. If your business runs on trucks, trailers, machinery, or materials, this property delivers what most city limit lots simply cannot. The entire property is fully fenced, and the 12 foot gated entrance on Dowdell is the real prize here. This kind of access is almost unheard-of inside city limits and is perfect for secure off street storage of equipment, materials, and work vehicles. You also get ownership of half of a long strip of land running the length of the property—extra usable ground that adds value, storage capacity, and layout options. Zoned R 1 7, the property may support a home based business (with conditions), and a mobile or modular structure could be approved through the MPC. A survey is strongly recommended to confirm boundaries and fully evaluate how much equipment, storage, or build out this lot can support. This is a true equipment friendly contractor special—rare access, rare space, and rare flexibility for trades that need room to work, store, and grow.

Key facts

• Fully fenced
• Dual access
• Zoned r-1-7

Tags

• OVERSIZED LOT
• DUAL ACCESS
• 12 FOOT GATED ENTRY
• ZONED R-1-7
• FULLY FENCED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

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 ($841 rent vs $37k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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: Caddo Heights Math/Science Elementary School (math 12% / reading 12%, grade F, #568 of 646 statewide, top 89%, 383 students, 86% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL).
• Zoned-school proficiency averages 49% at this address vs 26% district-wide (+22 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 (+2.4%/yr); 139 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 (-3.0%/yr); year-one equity from $255 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1953 — 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: 2.28% ✓
• Cap rate: 20.52%
• Cash-on-cash: 50.81%
• DSCR: 3.26
• GRM: 3.7

CMA / ARV

• ARV (median comp): $46,917
• List price: $36,900
• Delta: -21.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1536 Natalie St	0.17mi	2/1.0	898 (+8%)	17mo	$47,900	$53	65
1421 Belwood St	0.43mi	3/1.0 (+1)	817 (-2%)	8mo	$25,000	$31	65
1759 Nicholson St	0.55mi	2/1.0	835 (+0%)	13mo	$20,800	$25	63
1703 Alma St	0.50mi	2/1.0	826 (-1%)	16mo	$64,900	$79	62
1651 Cox	0.30mi	3/1.0 (+1)	946 (+13%)	1mo	$32,000	$34	58
1353 Avery St	0.35mi	2/1.0	900 (+8%)	20mo	$16,000	$18	54
1831 Rainwater St	0.69mi	2/1.0	920 (+10%)	3mo	$45,000	$49	48
3906 Wallace Ave	0.65mi	2/1.0	950 (+14%)	2mo	$55,900	$59	45
4112 Belmont St	0.56mi	2/1.0	773 (-7%)	22mo	$20,000	$26	43
5915 Henderson Ave	0.73mi	3/1.0 (+1)	913 (+10%)	13mo	$45,000	$49	35
3841 Magazine	0.54mi	3/1.0 (+1)	959 (+15%)	19mo	$24,000	$25	29

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: 47.9%
• Equity multiple: 3.07×
• Total profit: $21,348
• Equity at exit: $5,502

10-year hold

• IRR: 53.3%
• Equity multiple: 6.06×
• Total profit: $52,300
• Equity at exit: $3,190

Cash invested: $10,332 (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: 139
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $841 high
• Mortgage (P&I): −$194
• Tax from tax record: −$18 /mo · $219/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $437

Break-even live

Break-even rent $287

Max offer price $36,900

Occupancy floor 43%

Sensitivity live

Price	-10% $458	-5% $448	+0% $437	+5% $427	+10% $417
Rent	-10% $371	-5% $404	+0% $437	+5% $471	+10% $504
Rate	-1.0pp $456	-0.5pp $447	base $437	+0.5pp $428	+1.0pp $418

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	15d	1	0.08mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	15d	1	0.13mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	45d	1	0.29mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	15d	1	0.47mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	45d	1	0.47mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	45d	1	0.66mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	45d	1	0.76mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	45d	1	0.78mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	22d	1	0.86mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	45d	1	0.87mi
3730 Fairfield Ave Shreveport, LA	1.0	1.0	783	$1,088	$1.39	22d	1	0.96mi
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	45d	1	0.97mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	22d	1	1.08mi
926 Elmwood St Unit 928 Shreveport, LA	1.0	1.0	900	$695	$0.77	45d	1	1.12mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	22d	1	1.14mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	45d	1	1.33mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	22d	1	1.34mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	22d	1	1.41mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	22d	1	1.45mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	15d	1	1.45mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	22d	1	1.45mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	15d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $36,900 Active 139 DOM
2. 2026-06-18
   days on market $36,900 Active 136 DOM
3. 2026-06-17
   days on market $36,900 Active 135 DOM
4. 2026-06-16
   days on market $36,900 Active 134 DOM
5. 2026-06-15
   days on market $36,900 Active 133 DOM
6. 2026-06-14
   days on market $36,900 Active 131 DOM
7. 2026-06-13
   days on market $36,900 Active 130 DOM
8. 2026-06-10
   days on market $36,900 Active 128 DOM
9. 2026-06-09
   days on market $36,900 Active 127 DOM
10. 2026-06-08
    days on market $36,900 Active 126 DOM
11. 2026-06-07
    days on market $36,900 Active 125 DOM
12. 2026-06-05
    days on market $36,900 Active 122 DOM
13. 2026-06-03
    days on market $36,900 Active 121 DOM
14. 2026-06-02
    days on market $36,900 Active 120 DOM
15. 2026-06-01
    days on market $36,900 Active 119 DOM
16. 2026-05-31
    days on market $36,900 Active 118 DOM
17. 2026-05-30
    days on market $36,900 Active 117 DOM
18. 2026-05-04
    price $36,900 1475-char remark

    Show marketing remark (1475 chars)

    Contractors and Investors - This existing 864 sq. ft., 2 bedroom, 1 bath home needs repairs—exactly the kind of project a contractor- investor can turn into value. Renovate it for office space, crew housing, rental income, or remove it and maximize the land for your operation. This site stretches from St. Vincent Avenue to Dowdell Street, giving you full dual street access—a massive advantage for equipment flow, loading, staging, and daily operations. If your business runs on trucks, trailers, machinery, or materials, this property delivers what most city limit lots simply cannot. The entire property is fully fenced, and the 12 foot gated entrance on Dowdell is the real prize here. This kind of access is almost unheard-of inside city limits and is perfect for secure off street storage of equipment, materials, and work vehicles. You also get ownership of half of a long strip of land running the length of the property—extra usable ground that adds value, storage capacity, and layout options. Zoned R 1 7, the property may support a home based business (with conditions), and a mobile or modular structure could be approved through the MPC. A survey is strongly recommended to confirm boundaries and fully evaluate how much equipment, storage, or build out this lot can support. This is a true equipment friendly contractor special—rare access, rare space, and rare flexibility for trades that need room to work, store, and grow.

19. 2026-01-10
    listed $39,900 Active 1475-char remark

    Show marketing remark (1475 chars)

    Contractors and Investors - This existing 864 sq. ft., 2 bedroom, 1 bath home needs repairs—exactly the kind of project a contractor- investor can turn into value. Renovate it for office space, crew housing, rental income, or remove it and maximize the land for your operation. This site stretches from St. Vincent Avenue to Dowdell Street, giving you full dual street access—a massive advantage for equipment flow, loading, staging, and daily operations. If your business runs on trucks, trailers, machinery, or materials, this property delivers what most city limit lots simply cannot. The entire property is fully fenced, and the 12 foot gated entrance on Dowdell is the real prize here. This kind of access is almost unheard-of inside city limits and is perfect for secure off street storage of equipment, materials, and work vehicles. You also get ownership of half of a long strip of land running the length of the property—extra usable ground that adds value, storage capacity, and layout options. Zoned R 1 7, the property may support a home based business (with conditions), and a mobile or modular structure could be approved through the MPC. A survey is strongly recommended to confirm boundaries and fully evaluate how much equipment, storage, or build out this lot can support. This is a true equipment friendly contractor special—rare access, rare space, and rare flexibility for trades that need room to work, store, and grow.

20. 2026-01-09
    historical
21. 2025-10-27
    price $40,000
22. 2025-09-13
    price $45,000
23. 2025-07-09
    listed $49,900 Active

ⓘ 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: $219 · $18/mo
• Projected year-2 tax: $219 · $18/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 6 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $10,095
• − Mortgage interest: −$2,067
• − Property taxes: −$219
• − Insurance: −$184
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$1,073
• Taxable income: $4,936
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $4,065/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

-26.1% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $36,900 NTREIS
• 2026-01-10 Listed $39,900 NTREIS
• 2026-01-09 Listing Removed — NTREIS
• 2025-10-27 Price Changed $40,000 NTREIS
• 2025-09-13 Price Changed $45,000 NTREIS
• 2025-07-09 Listed $49,900 NTREIS

Property tax history

-3.4%/yr

Latest (2025): $219 · +0.4% YoY. Source: county tax records.