2751 Randolph St · Shreveport, LA 71108

$20,250

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 834 Days on market

Built 1960 8,930 sqft lot $22/sqft · 29% below area Est $28k · 29% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

All info needs to be verified by buyer.

Key facts

• 8,930 sq ft lot
• 2 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($910 rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.2% 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 (+2.4%/yr); 138 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $140 of loan paydown is wiped out by about $608 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 834 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $17k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 72% 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 $17,820 (12.0% below list)

Questions for the listing agent

1. It's been on market 834 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
9. 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.
10. 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: 4.49% ✓
• Cap rate: 39.18%
• Cash-on-cash: 117.44%
• DSCR: 6.23
• GRM: 1.9

CMA / ARV

• ARV (median comp): $28,345
• List price: $20,250
• Delta: -28.56%
• 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
2816 Bibb St	0.11mi	2/1.0 (-1)	936 (0%)	14mo	$24,999	$27	78
3030 Morningside Dr	0.22mi	3/1.0	1,005 (+7%)	2mo	$53,000	$53	76
2910 Meadow Ave	0.64mi	3/1.0	931 (-0%)	3mo	$45,000	$48	67
2026 Murray St	0.62mi	3/1.0	982 (+5%)	12mo	$29,900	$30	53
5203 Bienville Ave	0.60mi	2/1.0 (-1)	987 (+5%)	7mo	$24,900	$25	52
2446 Drexel St	0.70mi	2/1.0 (-1)	979 (+5%)	4mo	$15,000	$15	51
3101 Syphon St	0.42mi	2/1.0 (-1)	840 (-10%)	10mo	$10,000	$12	50
3934 Fairfax Ave	0.67mi	3/1.0	1,036 (+11%)	2mo	$84,000	$81	49
2511 Drexel St	0.66mi	2/1.0 (-1)	1,005 (+7%)	9mo	$45,000	$45	44
3250 Wagner St	0.66mi	2/1.0 (-1)	1,044 (+12%)	8mo	$29,500	$28	38
2946 Midway St	0.73mi	2/1.0 (-1)	822 (-12%)	6mo	$22,500	$27	36
3127 Lindholm St	0.55mi	2/1.0 (-1)	810 (-14%)	16mo	$59,500	$73	34

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: —
• Equity multiple: 6.56×
• Total profit: $31,516
• Equity at exit: $3,019

10-year hold

• IRR: —
• Equity multiple: 13.48×
• Total profit: $70,745
• Equity at exit: $1,751

Cash invested: $5,670 (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: 1.9×

Monthly cashflow live

• Estimated rent: $910 high
• Mortgage (P&I): −$106
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $555

Break-even live

Break-even rent $207

Max offer price $20,250

Occupancy floor 34%

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: $5,062
• Closing costs: $608
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	43d	1	0.18mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	0.21mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	0.25mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.43mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	0.63mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	21d	1	0.77mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	0.81mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	0.92mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	0.95mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	0.96mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	0.98mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	0.98mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	21d	1	0.99mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	21d	1	1.03mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	1.07mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	43d	1	1.15mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.18mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	1.29mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	1.32mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	1.33mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	1.38mi

Listing history 28 events

1. 2026-06-18
   days on market $20,250 Active 834 DOM
2. 2026-06-17
   days on market $20,250 Active 833 DOM
3. 2026-06-16
   days on market $20,250 Active 832 DOM
4. 2026-06-15
   days on market $20,250 Active 831 DOM
5. 2026-06-14
   days on market $20,250 Active 829 DOM
6. 2026-06-13
   days on market $20,250 Active 828 DOM
7. 2026-06-10
   days on market $20,250 Active 826 DOM
8. 2026-06-09
   days on market $20,250 Active 825 DOM
9. 2026-06-08
   days on market $20,250 Active 824 DOM
10. 2026-06-07
    days on market $20,250 Active 823 DOM
11. 2026-06-05
    days on market $20,250 Active 820 DOM
12. 2026-06-03
    days on market $20,250 Active 819 DOM
13. 2026-06-02
    days on market $20,250 Active 818 DOM
14. 2026-06-01
    days on market $20,250 Active 817 DOM
15. 2026-05-31
    days on market $20,250 Active 816 DOM
16. 2026-05-30
    days on market $20,250 Active 815 DOM
17. 2024-07-17
    price $20,250 39-char remark

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18. 2024-06-13
    price $26,975 39-char remark

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19. 2024-04-24
    price $29,900 39-char remark

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20. 2024-03-06
    listed $37,263 Active 39-char remark

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21. 2024-03-06
    historical

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22. 2024-03-06
    listed $37,263 Active

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23. 2024-03-04
    historical
24. 2023-11-21
    status Active
25. 2023-11-16
    status Pending
26. 2023-07-23
    listed $37,263 Active
27. 2018-12-03
    soldstatus $375,000
28. 2000-08-23
    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: $589 · $49/mo
• Projected year-2 tax: $589 · $49/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 72% 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: $10,916
• − Mortgage interest: −$1,134
• − Property taxes: −$589
• − Insurance: −$101
• − Repairs & maintenance: −$873
• − Management: −$873
• − Depreciation: −$589
• Taxable income: $6,755
• Est. tax owed @ 24.0%: −$1,621
• After-tax cash flow: $5,037/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

-94.6% since first listed

12 events — show timeline

• 2024-07-17 Price Changed $20,250 NTREIS
• 2024-06-13 Price Changed $26,975 NTREIS
• 2024-04-24 Price Changed $29,900 NTREIS
• 2024-03-06 Listed $37,263 NTREIS
• 2024-03-06 Listing Removed — NTREIS
• 2024-03-06 Listed $37,263 NTREIS
• 2024-03-04 Listing Removed — NTREIS
• 2023-11-21 Relisted — NTREIS
• 2023-11-16 Pending — NTREIS
• 2023-07-23 Listed $37,263 NTREIS
• 2018-12-03 Sold (Public Records) $375,000 Public Records
• 2000-08-23 Sold (Public Records) — Public Records

Property tax history

-1.0%/yr

Latest (2025): $589 · +0.4% YoY. Source: county tax records.