1726 Murphy St · Shreveport, LA 71103

$33,000

4 bd · 2.0 ba · 1,279 sqft · MultiFamily public records · 359 Days on market

Built 1950 4,922 sqft lot $26/sqft · at area comps Est $32k · at est.

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +6.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

REDUCED!! Duplex for sale! If you are looking to purchase investment properties for the first time or add to your portfolio you've got to look into this one! Call today for more info!

Key facts

• 4,922 sq ft lot
• 2 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $33k.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive. Per door: $480/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.2% 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: 69 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $173 of equity ($228 loan paydown + $-55 appreciation (-0.2% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $29,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.52% ✓
• Cap rate: 41.20%
• Cash-on-cash: 124.65%
• DSCR: 6.55
• GRM: 1.8

CMA / ARV

• ARV (median comp): $32,297
• List price: $33,000
• Delta: 2.18%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.49×
• Total profit: $59,926
• Equity at exit: $9,310

10-year hold

• IRR: —
• Equity multiple: 15.61×
• Total profit: $135,006
• Equity at exit: $10,976

Cash invested: $9,240 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$173
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $960

Break-even live

Break-even rent $275

Max offer price $33,000

Occupancy floor 31%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,490
Total (2 units)			$1,490

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	0.50mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	0.56mi
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	43d	1	0.71mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	43d	1	0.93mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	13d	1	1.19mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	20d	1	1.38mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	13d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $33,000 Active 359 DOM
2. 2026-06-17
   days on market $33,000 Active 358 DOM
3. 2026-06-16
   days on market $33,000 Active 357 DOM
4. 2026-06-15
   days on market $33,000 Active 356 DOM
5. 2026-06-14
   days on market $33,000 Active 354 DOM
6. 2026-06-13
   days on market $33,000 Active 353 DOM
7. 2026-06-10
   days on market $33,000 Active 351 DOM
8. 2026-06-09
   days on market $33,000 Active 350 DOM
9. 2026-06-08
   days on market $33,000 Active 349 DOM
10. 2026-06-07
    days on market $33,000 Active 348 DOM
11. 2026-06-05
    days on market $33,000 Active 345 DOM
12. 2026-06-03
    days on market $33,000 Active 344 DOM
13. 2026-06-02
    days on market $33,000 Active 343 DOM
14. 2026-06-01
    days on market $33,000 Active 342 DOM
15. 2026-05-31
    days on market $33,000 Active 341 DOM
16. 2026-05-30
    days on market $33,000 Active 340 DOM
17. 2026-03-10
    price $33,000 184-char remark

    Show marketing remark (184 chars)

    REDUCED!! Duplex for sale! If you are looking to purchase investment properties for the first time or add to your portfolio you've got to look into this one! Call today for more info!

18. 2025-06-23
    listed $38,000 Active 184-char remark

    Show marketing remark (184 chars)

    REDUCED!! Duplex for sale! If you are looking to purchase investment properties for the first time or add to your portfolio you've got to look into this one! Call today for more info!

19. 2025-06-11
    historical
20. 2025-02-07
    listed $39,900 Active
21. 2025-02-06
    historical
22. 2024-12-10
    listed $39,900 Active
23. 2024-11-30
    historical
24. 2024-06-17
    price $49,900
25. 2024-05-31
    listed $54,900 Active
26. 2024-04-24
    historical
27. 2024-04-10
    historical $500
28. 2024-03-13
    listed $500
29. 2023-11-24
    historical $500
30. 2023-11-04
    listed $500
31. 2023-10-26
    listed $54,900 Active
32. 2020-06-22
    soldstatus $60,000
33. 2018-11-19
    soldstatus $119,900
34. 1984-05-11
    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: $366 · $30/mo
• Projected year-2 tax: $366 · $30/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $17,880
• − Mortgage interest: −$1,849
• − Property taxes: −$366
• − Insurance: −$165
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$960
• Taxable income: $11,680
• Est. tax owed @ 24.0%: −$2,803
• After-tax cash flow: $8,715/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
• City population: 164,123
• Population (ZIP): 6,142

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 (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% 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: ▼ -0.17%
• Current HPI: 26.3904
• Rent YoY: —
• Metro: —
• 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

-72.5% since first listed

18 events — show timeline

• 2026-03-10 Price Changed $33,000 NTREIS
• 2025-06-23 Listed $38,000 NTREIS
• 2025-06-11 Listing Removed — NTREIS
• 2025-02-07 Listed $39,900 NTREIS
• 2025-02-06 Listing Removed — NTREIS
• 2024-12-10 Listed $39,900 NTREIS
• 2024-11-30 Listing Removed — NTREIS
• 2024-06-17 Price Changed $49,900 NTREIS
• 2024-05-31 Listed $54,900 NTREIS
• 2024-04-24 Listing Removed — NTREIS
• 2024-04-10 Rental Removed $500 APPFOLIO
• 2024-03-13 Listed for Rent $500 APPFOLIO
• 2023-11-24 Rental Removed $500 APPFOLIO
• 2023-11-04 Listed for Rent $500 APPFOLIO
• 2023-10-26 Listed $54,900 NTREIS
• 2020-06-22 Sold (Public Records) $60,000 Public Records
• 2018-11-19 Sold (Public Records) $119,900 Public Records
• 1984-05-11 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $366 · +0.4% YoY. Source: county tax records.