5231 Bienville Ave · Shreveport, LA 71108

$74,000

2 bd · 1.5 ba · 997 sqft · SingleFamily public records · 20 Days on market

Built 1960 10,106 sqft lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

This house is currently rented for $950 per month. It has been completely renovated in last 6 months. New roof, AC, fixtures, all plumbing, Gas water heater. All Electric has been updated. large bedrooms and large laundry room. Huge lot, with plenty of parking. Please do not disturb tenants. To be sold in a package of 2, with MLS 21284033. both occupied, and under management to make an easy investment opportunity.

Key facts

• Updated electric
• Completely renovated
• New fixtures

Tags

• COMPLETELY RENOVATED
• NEW ROOF
• NEW AC
• NEW FIXTURES
• UPDATED PLUMBING
• UPDATED ELECTRIC

Property features AI

Finance

• Other: County: Caddo; Country: United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: No garage / no covered or carport spaces
• Utilities: City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1960; Not attached to other properties; One story
• Construction: Wood construction; Asphalt roof; Pillar/post/pier foundation
• Exterior features: Lot under 0.5 acre (approx. 0.232 acres); Subdivision: Morningside Sub; Directions: between Corbitt and 70th

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (primary bedroom on level 1, approx. 10 x 11)
• Flooring: Painted/stained flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; One living area and one dining area; Other interior features
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Rents rising (+2.4%/yr); 138 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 32% 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 $512 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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, 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 $72,890 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.14% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $33,898
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5203 Bienville Ave	0.05mi	2/1.0	987 (-1%)	7mo	$24,900	$25	88
3934 Fairfax Ave	0.40mi	3/1.0 (+1)	1,036 (+4%)	2mo	$84,000	$81	66
2446 Drexel St	0.54mi	2/1.0	979 (-2%)	4mo	$15,000	$15	66
2511 Drexel St	0.53mi	2/1.0	1,005 (+1%)	9mo	$45,000	$45	64
1651 Cox	0.43mi	3/1.0 (+1)	946 (-5%)	1mo	$32,000	$34	64
3906 Wallace Ave	0.54mi	2/1.0	950 (-5%)	2mo	$55,900	$59	64
1534 Summers St	0.62mi	3/1.0 (+1)	981 (-2%)	1mo	$21,000	$21	60
1831 Rainwater St	0.52mi	2/1.0	920 (-8%)	3mo	$45,000	$49	59
5820 2nd St	0.50mi	2/1.0	1,144 (+15%)	2mo	$16,000	$14	48
2647 Drexel St	0.64mi	3/2.0 (+1)	1,079 (+8%)	2mo	$67,500	$63	48
2449 Midway St	0.62mi	2/2.0	1,103 (+11%)	4mo	$35,000	$32	47
2855 Valley Ridge Rd	0.71mi	3/1.0 (+1)	1,144 (+15%)	3mo	$10,000	$9	33

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-281
• Equity at exit: $11,034

10-year hold

• IRR: 8.7%
• Equity multiple: 1.64×
• Total profit: $13,337
• Equity at exit: $6,398

Cash invested: $20,720 (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: 7.3×

Monthly cashflow live

• Estimated rent: $843 high
• Mortgage (P&I): −$388
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $192

Break-even live

Break-even rent $599

Max offer price $74,000

Occupancy floor 72%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	0.07mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.16mi
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	43d	1	0.37mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	0.47mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	0.70mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	0.74mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	0.75mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	0.81mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	21d	1	0.93mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	0.94mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	0.94mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	1.02mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	1.10mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.10mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	1.11mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	1.15mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	43d	1	1.31mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	1.33mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	43d	1	1.34mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	1.35mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	1.35mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	1.39mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	43d	1	1.42mi
3730 Fairfield Ave Shreveport, LA	1.0	1.0	783	$1,088	$1.39	21d	1	1.47mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	43d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $74,000 Active 20 DOM
2. 2026-06-17
   days on market $74,000 Active 19 DOM
3. 2026-06-16
   days on market $74,000 Active 18 DOM
4. 2026-06-15
   days on market $74,000 Active 17 DOM
5. 2026-06-14
   days on market $74,000 Active 15 DOM
6. 2026-06-13
   days on market $74,000 Active 14 DOM
7. 2026-06-10
   days on market $74,000 Active 12 DOM
8. 2026-06-09
   days on market $74,000 Active 11 DOM
9. 2026-06-08
   days on market $74,000 Active 10 DOM
10. 2026-06-07
    days on market $74,000 Active 9 DOM
11. 2026-06-05
    days on market $74,000 Active 6 DOM
12. 2026-06-03
    days on market $74,000 Active 5 DOM
13. 2026-06-02
    days on market $74,000 Active 4 DOM
14. 2026-06-01
    days on market $74,000 Active 3 DOM
15. 2026-05-31
    days on market $74,000 Active 2 DOM
16. 2026-05-30
    remarks 418-char remark
17. 2026-05-30
    listed $74,000 Active 1 DOM

ⓘ 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: $654 · $55/mo
• Projected year-2 tax: $654 · $55/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: $10,113
• − Mortgage interest: −$4,145
• − Property taxes: −$654
• − Insurance: −$370
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$2,153
• Taxable income: $1,173
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $2,027/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

-90.0% since first listed

6 events — show timeline

• 2026-05-27 Listed $74,000 NTREIS
• 2026-03-26 Sold (Public Records) $127,500 Public Records
• 2023-10-06 Listing Removed — NTREIS
• 2023-04-14 Listed $49,000 NTREIS
• 2012-08-31 Sold (Public Records) $737,000 Public Records
• 1991-01-24 Sold (Public Records) — Public Records

Property tax history

-0.6%/yr

Latest (2025): $654 · +0.4% YoY. Source: county tax records.