9801 Hillsboro Dr · Shreveport, LA 71118

$135,000

4 bd · 2.0 ba · 1,990 sqft · SingleFamily public records · 161 Days on market

Built 1978 9,845 sqft lot $68/sqft · 40% below area Est $225k · 40% under ↓ 23% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.3/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 2-bath home is located in a quiet, established neighborhood and is ready for an investor looking for solid upside. The property needs work, including bathroom repairs, flooring, and a pool that requires full TLC, but the fundamentals are in place for a profitable renovation project. Inside, the layout offers excellent potential with recent updates such as a new hot water heater, new windows throughout, and newer gutters provide a head start. With strong bones and clear room for equity growth, this property is ideal for investors seeking their next flip or rental renovation.

Key facts

• New hot water heater
• Newer gutters
• New windows

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• NEW HOT WATER HEATER
• NEW WINDOWS
• NEWER GUTTERS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Rents rising (+1.7%/yr); 115 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($50k/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 $933 of loan paydown is wiped out by about $4k 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 161 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1978 — 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: 1.23% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (median comp): $225,152
• List price: $135,000
• Delta: -40.04%
• 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
9801 Hillsboro Dr	0.00mi	4/2.0	1,990 (0%)	1mo	$135,000	$68	99
9809 W Trails End	0.07mi	4/2.0	2,149 (+8%)	7mo	$235,000	$109	78
2020 Dulverton Ct	0.51mi	3/2.0 (-1)	2,005 (+1%)	3mo	$199,900	$100	67
9629 Fairlawn Ct	0.42mi	4/1.5	1,810 (-9%)	1mo	$175,000	$97	62
9490 Blom Blvd	0.52mi	5/2.0 (+1)	2,116 (+6%)	6mo	$210,000	$99	56
2028 Sand Crest Dr	0.43mi	4/2.0	1,727 (-13%)	3mo	$269,000	$156	55
9443 Primrose Ln	0.56mi	4/2.0	1,805 (-9%)	4mo	$189,900	$105	55
9427 Primrose Ln	0.63mi	3/1.5 (-1)	1,893 (-5%)	3mo	$185,500	$98	53
9449 Garfield Dr	0.74mi	4/2.5	2,085 (+5%)	4mo	$199,000	$95	52
2138 Silverwood Dr	0.61mi	4/2.0	1,770 (-11%)	3mo	$290,000	$164	50
2134 Silverwood Dr	0.60mi	3/2.0 (-1)	1,735 (-13%)	2mo	$284,750	$164	44
9425 Palmetto Ln	0.66mi	4/2.5	1,722 (-14%)	6mo	$130,000	$75	39

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,295
• Equity at exit: $20,129

10-year hold

• IRR: 5.9%
• Equity multiple: 1.41×
• Total profit: $15,571
• Equity at exit: $11,672

Cash invested: $37,800 (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 71118

• Rents YoY: 1.7%
• Active inventory: 115
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$708
• Tax from tax record: −$227 /mo · $2,729/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $324

Break-even live

Break-even rent $1,255

Max offer price $135,000

Occupancy floor 76%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 Willow Dr Shreveport, LA	4.0	2.5	2265	$1,800	$0.79	21d	1	0.32mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	14d	1	0.58mi
1001 Bert Kouns Industrial Loop Shreveport, LA	3.0	3.0	2314	$1,500	$0.65	14d	1	1.27mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	44d	11	1.29mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	21d	1	1.30mi

Listing history 11 events

1. 2026-05-05
   status Pending 602-char remark

   Show marketing remark (602 chars)

   This 4-bedroom, 2-bath home is located in a quiet, established neighborhood and is ready for an investor looking for solid upside. The property needs work, including bathroom repairs, flooring, and a pool that requires full TLC, but the fundamentals are in place for a profitable renovation project. Inside, the layout offers excellent potential with recent updates such as a new hot water heater, new windows throughout, and newer gutters provide a head start. With strong bones and clear room for equity growth, this property is ideal for investors seeking their next flip or rental renovation.

2. 2026-03-05
   status Active 602-char remark

   Show marketing remark (602 chars)

   This 4-bedroom, 2-bath home is located in a quiet, established neighborhood and is ready for an investor looking for solid upside. The property needs work, including bathroom repairs, flooring, and a pool that requires full TLC, but the fundamentals are in place for a profitable renovation project. Inside, the layout offers excellent potential with recent updates such as a new hot water heater, new windows throughout, and newer gutters provide a head start. With strong bones and clear room for equity growth, this property is ideal for investors seeking their next flip or rental renovation.

3. 2026-02-26
   price $135,000 602-char remark

   Show marketing remark (602 chars)

   This 4-bedroom, 2-bath home is located in a quiet, established neighborhood and is ready for an investor looking for solid upside. The property needs work, including bathroom repairs, flooring, and a pool that requires full TLC, but the fundamentals are in place for a profitable renovation project. Inside, the layout offers excellent potential with recent updates such as a new hot water heater, new windows throughout, and newer gutters provide a head start. With strong bones and clear room for equity growth, this property is ideal for investors seeking their next flip or rental renovation.

4. 2025-12-02
   historical Active Contingent 602-char remark

   Show marketing remark (602 chars)

   This 4-bedroom, 2-bath home is located in a quiet, established neighborhood and is ready for an investor looking for solid upside. The property needs work, including bathroom repairs, flooring, and a pool that requires full TLC, but the fundamentals are in place for a profitable renovation project. Inside, the layout offers excellent potential with recent updates such as a new hot water heater, new windows throughout, and newer gutters provide a head start. With strong bones and clear room for equity growth, this property is ideal for investors seeking their next flip or rental renovation.

5. 2025-11-25
   listed $129,900 Active 602-char remark

   Show marketing remark (602 chars)

   This 4-bedroom, 2-bath home is located in a quiet, established neighborhood and is ready for an investor looking for solid upside. The property needs work, including bathroom repairs, flooring, and a pool that requires full TLC, but the fundamentals are in place for a profitable renovation project. Inside, the layout offers excellent potential with recent updates such as a new hot water heater, new windows throughout, and newer gutters provide a head start. With strong bones and clear room for equity growth, this property is ideal for investors seeking their next flip or rental renovation.

6. 2025-09-18
   price $174,000
7. 2025-08-28
   listed $179,900 Active
8. 2014-03-18
   soldstatus $176,000
9. 2006-06-02
   soldstatus
10. 2005-06-10
    soldstatus
11. 2000-03-27
    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: $2,729 · $227/mo
• Projected year-2 tax: $2,729 · $227/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 ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $19,977
• − Mortgage interest: −$7,562
• − Property taxes: −$2,729
• − Insurance: −$675
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$3,927
• Taxable income: $1,887
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $3,429/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): 23,219
• Household income: $50,287
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1046.0

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 0.55)
• Race & ethnicity: Black 58% White 33% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -78.81%
• Current HPI: 129.1782
• Rent YoY: ▲ 1.74%
• 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

-23.3% since first listed

11 events — show timeline

• 2026-05-05 Pending — NTREIS
• 2026-03-05 Relisted — NTREIS
• 2026-02-26 Price Changed $135,000 NTREIS
• 2025-12-02 Contingent — NTREIS
• 2025-11-25 Listed $129,900 NTREIS
• 2025-09-18 Price Changed $174,000 NTREIS
• 2025-08-28 Listed $179,900 NTREIS
• 2014-03-18 Sold (Public Records) $176,000 Public Records
• 2006-06-02 Sold (Public Records) — Public Records
• 2005-06-10 Sold (Public Records) — Public Records
• 2000-03-27 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,729 · +0.4% YoY. Source: county tax records.