141 Gulfstream · Shreveport, LA 71106

$263,000

3 bd · 2.0 ba · 1,756 sqft · SingleFamily public records · 79 Days on market

Built 2019 6,795 sqft lot $150/sqft · 17% below area Est $300k · 12% under $23/mo HOA · 1% of rent ↓ 5% since listing

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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).

• ARV discount +13.1/15.0
• Cash flow +9.1/30.0
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***$5,000 price Reduction***Beautiful 3-bedroom, 2-bath home in the desirable Lucien Field neighborhood. This DSLD-built home offers a modern, open-concept layout with a spacious living area that flows seamlessly into the kitchen and dining space—perfect for everyday living and entertaining. The kitchen features ample cabinet and pantry storage, generous counter space, and a convenient breakfast bar. The primary suite has an ensuite bath and walk-in closets. Enjoy the covered back patio and backyard space, ideal for relaxing or hosting gatherings. Conveniently located near the front of the neighborhood.

Key facts

• Covered back patio
• Backyard space
• Breakfast bar

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE CABINET STORAGE
• BREAKFAST BAR
• COVERED BACK PATIO
• BACKYARD SPACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (23.2% below list).
• Recommended offer: $202k (23.2% below list) — sets the bar for 1% rule.

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 fast (+7.5%/yr); 485 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 79 days — a 6% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $202,059 (23.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $300,037
• List price: $263,000
• Delta: -12.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
182 Gulfstream Ln	0.07mi	3/2.0	1,740 (-1%)	2mo	$266,500	$153	94
9526 Lucien Way	0.02mi	3/2.0	1,656 (-6%)	0mo	$281,900	$170	89
152 Gulfstream Ln	0.05mi	3/2.0	1,935 (+10%)	1mo	$305,000	$158	80
224 Rutan Ave	0.24mi	3/2.0	1,874 (+7%)	0mo	$280,000	$149	78
279 Hawker St	0.33mi	3/2.0	1,848 (+5%)	3mo	$292,868	$158	74
321 Skyhawk Ln	0.31mi	3/2.0	1,642 (-6%)	2mo	$279,745	$170	73
308 Hawker St	0.37mi	3/2.0	1,642 (-6%)	2mo	$274,209	$167	70
277 Skyhawk Ln	0.35mi	3/2.0	1,925 (+10%)	0mo	$300,910	$156	67
9057 Mitcham St	0.69mi	3/2.0	1,689 (-4%)	2mo	$259,900	$154	60
9061 Mitcham St	0.69mi	3/2.0	1,580 (-10%)	0mo	$268,000	$170	51
8008 Aegean Ln	0.67mi	3/2.0	1,539 (-12%)	3mo	$259,900	$169	46
208 Kandila Trl	0.74mi	3/2.0	1,510 (-14%)	2mo	$252,500	$167	41

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.38×
• Total profit: $-45,886
• Equity at exit: $39,214

10-year hold

• IRR: -2.2%
• Equity multiple: 0.82×
• Total profit: $-13,278
• Equity at exit: $22,739

Cash invested: $73,640 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,021 medium
• Mortgage (P&I): −$1,379
• Tax from tax record: −$287 /mo · $3,439/yr
• Insurance: −$110
• HOA: −$23
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-202

Break-even live

Break-even rent $2,276

Max offer price $227,294

Occupancy floor —

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Gulfstream Ln Shreveport, LA	3.0	2.0	1932	$2,500	$1.29	13d	1	0.07mi
131 Tooke Dr Shreveport, LA	4.0	2.0	1513	$1,650	$1.09	44d	1	0.57mi
121 Tooke Dr Shreveport, LA	3.0	2.0	1292	$1,250	$0.97	13d	1	0.57mi
10013 Beaver Creek Dr Shreveport, LA	4.0	3.5	2158	$2,600	$1.20	21d	1	1.15mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 20 events

1. 2026-06-18
   days on market $263,000 Active 79 DOM
2. 2026-06-17
   days on market $263,000 Active 78 DOM
3. 2026-06-16
   days on market $263,000 Active 77 DOM
4. 2026-06-15
   days on market $263,000 Active 76 DOM
5. 2026-06-14
   days on market $263,000 Active 74 DOM
6. 2026-06-13
   days on market $263,000 Active 73 DOM
7. 2026-06-10
   days on market $263,000 Active 71 DOM
8. 2026-06-09
   days on market $263,000 Active 70 DOM
9. 2026-06-08
   days on market $263,000 Active 69 DOM
10. 2026-06-07
    days on market $263,000 Active 68 DOM
11. 2026-06-05
    days on market $263,000 Active 65 DOM
12. 2026-06-03
    days on market $263,000 Active 64 DOM
13. 2026-06-02
    days on market $263,000 Active 63 DOM
14. 2026-06-01
    days on market $263,000 Active 62 DOM
15. 2026-06-01
    price $263,000 Active 61 DOM
16. 2026-05-31
    days on market $270,000 Active 61 DOM
17. 2026-05-30
    days on market $270,000 Active 60 DOM
18. 2026-05-12
    price $270,000 616-char remark

    Show marketing remark (616 chars)

    ***$5,000 price Reduction***Beautiful 3-bedroom, 2-bath home in the desirable Lucien Field neighborhood. This DSLD-built home offers a modern, open-concept layout with a spacious living area that flows seamlessly into the kitchen and dining space—perfect for everyday living and entertaining. The kitchen features ample cabinet and pantry storage, generous counter space, and a convenient breakfast bar. The primary suite has an ensuite bath and walk-in closets. Enjoy the covered back patio and backyard space, ideal for relaxing or hosting gatherings. Conveniently located near the front of the neighborhood.

19. 2026-04-21
    price $277,000 616-char remark

    Show marketing remark (616 chars)

    ***$5,000 price Reduction***Beautiful 3-bedroom, 2-bath home in the desirable Lucien Field neighborhood. This DSLD-built home offers a modern, open-concept layout with a spacious living area that flows seamlessly into the kitchen and dining space—perfect for everyday living and entertaining. The kitchen features ample cabinet and pantry storage, generous counter space, and a convenient breakfast bar. The primary suite has an ensuite bath and walk-in closets. Enjoy the covered back patio and backyard space, ideal for relaxing or hosting gatherings. Conveniently located near the front of the neighborhood.

20. 2026-03-31
    listed $283,000 Active 616-char remark

    Show marketing remark (616 chars)

    ***$5,000 price Reduction***Beautiful 3-bedroom, 2-bath home in the desirable Lucien Field neighborhood. This DSLD-built home offers a modern, open-concept layout with a spacious living area that flows seamlessly into the kitchen and dining space—perfect for everyday living and entertaining. The kitchen features ample cabinet and pantry storage, generous counter space, and a convenient breakfast bar. The primary suite has an ensuite bath and walk-in closets. Enjoy the covered back patio and backyard space, ideal for relaxing or hosting gatherings. Conveniently located near the front of the neighborhood.

ⓘ 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: $3,439 · $287/mo
• Projected year-2 tax: $3,439 · $287/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,247
• − Mortgage interest: −$14,732
• − Property taxes: −$3,439
• − Insurance: −$1,315
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$276
• − Depreciation: −$7,651
• Taxable loss: −$7,046
• Est. tax savings @ 24.0%: +$1,691
• After-tax cash flow: $-734/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): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1333.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 0%

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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• 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

-4.6% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $270,000 NTREIS
• 2026-04-21 Price Changed $277,000 NTREIS
• 2026-03-31 Listed $283,000 NTREIS

Property tax history

+63.2%/yr

Latest (2025): $3,439 · +0.4% YoY. Source: county tax records.