3044 Karla Cir · Shreveport, LA 71118

$114,900

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 16 Days on market

Built 2010 8,102 sqft lot Est $128k · 10% under ↓ 40% since listing

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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 +26.7/30.0
• ARV discount +12.2/15.0
• DSCR +9.2/10.0
• 1% rule +6.6/10.0
• 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

Affordable opportunity in a convenient location! Situated in a cul-de-sac, this 3 bedroom, 1 bath home offers great potential for a homeowner or investor. Spacious layout with plenty of possibilities to make it your own. Property is being SOLD AS IS! SELLER IS NOT MAKING ANY REPAIRS. Seller is aware one storage shed may require removal and buyers should verify financing requirements with their lender. Priced for a quick sell. That was a typo on the sales price. Sales price was NEVER $199,900.

Key facts

• 8,102 sq ft lot
• Garage
• Built 2010

Property features AI

Finance

• Other: Back shed excluded from sale (shed has tree damage)
• Financial info: Accepts Cash, Conventional, FHA, FHA-203K
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car); Covered parking (1); Carport (1 space)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Attached property; One story; Built in 2010
• Construction: Slab foundation
• Exterior features: Lot under 0.5 acre; Subdivision: Crarys Southern Hills Sub

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: High-speed internet available; One living area; One dining area; One level (single story)
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $794 of loan paydown is wiped out by about $3k 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 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $113,176 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $128,304
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3016 Karla Cir	0.08mi	3/1.0	968 (-0%)	17mo	$112,500	$116	81
9014 Hilton Dr	0.13mi	3/1.0	1,113 (+14%)	2mo	$154,000	$138	68
9248 N Southland Park Dr	0.63mi	2/1.0 (-1)	948 (-2%)	2mo	$115,000	$121	60
2837 Smithfield Rd	0.48mi	3/1.0	966 (-1%)	21mo	$119,675	$124	59
9035 Lone Oak Dr	0.53mi	3/1.0	1,106 (+14%)	2mo	$146,000	$132	51
9030 Southwood Dr	0.35mi	3/1.5	1,110 (+14%)	13mo	$149,900	$135	47
9001 Bayonne Dr	0.54mi	3/1.5	1,115 (+15%)	3mo	$155,000	$139	45

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-466
• Equity at exit: $17,132

10-year hold

• IRR: 8.0%
• Equity multiple: 1.57×
• Total profit: $18,415
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$603
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $311

Break-even live

Break-even rent $935

Max offer price $114,900

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3024 Karla Cir Unit 3024 Shreveport, LA	3.0	1.0	971	$1,175	$1.21	43d	1	0.06mi
9005 Walker Rd Shreveport, LA	2.0	2.0	975	$1,332	$1.37	13d	5	0.09mi
9100 Walker Rd Shreveport, LA	1.0–2.0	1.0–2.0	841	$1,164	$1.38	13d	9	0.25mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	43d	1	0.26mi
3126 W Bert Kouns Industrial Loop Shreveport, LA	2.0	2.0	957	$820	$0.86	13d	1	0.39mi
2843 Kaylin Dr Shreveport, LA	3.0	1.0	1025	$1,400	$1.37	21d	1	0.45mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	13d	1	0.46mi
2838 Smithfield Rd Shreveport, LA	3.0	1.0	960	$1,250	$1.30	43d	1	0.47mi
2878 Mackey Ln Shreveport, LA	2.0	1.0	680	$950	$1.40	43d	1	0.59mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	13d	3	0.92mi
3257 W Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1108	$2,064	$1.86	13d	7	1.16mi
9730 Baird Rd Shreveport, LA	1.0–2.0	1.0–2.0	872	$1,212	$1.39	13d	19	1.19mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	43d	11	1.44mi

Listing history 13 events

1. 2026-06-18
   days on market $114,900 Active 16 DOM
2. 2026-06-17
   days on market $114,900 Active 15 DOM
3. 2026-06-16
   days on market $114,900 Active 14 DOM
4. 2026-06-15
   days on market $114,900 Active 13 DOM
5. 2026-06-14
   pricedays on market $114,900 Active 11 DOM
6. 2026-06-13
   days on market $119,900 Active 10 DOM
7. 2026-06-10
   days on market $119,900 Active 8 DOM
8. 2026-06-09
   days on market $119,900 Active 7 DOM
9. 2026-06-08
   days on market $119,900 Active 6 DOM
10. 2026-06-07
    days on market $119,900 Active 5 DOM
11. 2026-06-05
    days on market $119,900 Active 2 DOM
12. 2026-06-03
    remarks 497-char remark
13. 2026-06-03
    listed $119,900 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: $1,059 · $88/mo
• Projected year-2 tax: $1,059 · $88/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 69% 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: $15,950
• − Mortgage interest: −$6,436
• − Property taxes: −$1,059
• − Insurance: −$574
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$3,343
• Taxable income: $1,986
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $3,260/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

-40.0% since first listed

4 events — show timeline

• 2026-06-03 Price Changed $119,900 NTREIS
• 2026-06-02 Listed $199,900 NTREIS
• 2003-11-24 Sold (Public Records) — Public Records
• 2003-05-30 Sold (Public Records) — Public Records

Property tax history

+13.3%/yr

Latest (2025): $1,059 · +0.4% YoY. Source: county tax records.