3924 Miles St · Shreveport, LA 71109

$10,000

2 bd · 1.0 ba · 598 sqft · SingleFamily public records · 58 Days on market

Built 1985 5,445 sqft lot $17/sqft · 59% below area

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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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

PACKAGE DEAL!!! Investor special! This 2-bedroom, 1-bath home at 3924 Miles St needs work but has solid potential for a flip or rental. Property will require repairs and updates throughout. Being sold as-is. Great opportunity for investors looking for a project in Shreveport. 3924 Miles St must be purchased as a package with 3922 Miles St and 0 Miles St. (lot) No individual sales.

Key facts

• 5,445 sq ft lot
• Built 1985
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($745 rent vs $10k).
• Recommended offer: $10k (3.0% below list) — sets the bar for market timing.
• Cap rate 67.4% 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: 123 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $69 of loan paydown is wiped out by about $118 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 (-1.2% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 7.45% ✓
• Cap rate: 67.42%
• Cash-on-cash: 218.31%
• DSCR: 10.71
• GRM: 1.1

CMA / ARV

• ARV (median comp): $24,668
• List price: $10,000
• Delta: -59.46%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3841 Doris St	0.66mi	2/1.0	634 (+6%)	14mo	$30,000	$47	47
3534 Clarke Blvd	0.54mi	3/1.0 (+1)	680 (+14%)	16mo	$28,000	$41	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.30×
• Total profit: $31,627
• Equity at exit: $2,327

10-year hold

• IRR: —
• Equity multiple: 26.04×
• Total profit: $70,118
• Equity at exit: $2,371

Cash invested: $2,800 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 123
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $745 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$156
• Net cashflow: $509

Break-even live

Break-even rent $100

Max offer price $10,000

Occupancy floor 27%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	0.46mi
4025 Golf Links Blvd Shreveport, LA	1.0	1.0	660	$678	$1.03	43d	1	1.28mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	1.33mi

Listing history 20 events

1. 2026-06-18
   days on market $10,000 Active 58 DOM
2. 2026-06-17
   days on market $10,000 Active 57 DOM
3. 2026-06-16
   days on market $10,000 Active 56 DOM
4. 2026-06-15
   days on market $10,000 Active 55 DOM
5. 2026-06-14
   days on market $10,000 Active 53 DOM
6. 2026-06-13
   days on market $10,000 Active 52 DOM
7. 2026-06-10
   days on market $10,000 Active 50 DOM
8. 2026-06-09
   days on market $10,000 Active 49 DOM
9. 2026-06-08
   days on market $10,000 Active 48 DOM
10. 2026-06-07
    days on market $10,000 Active 47 DOM
11. 2026-06-05
    days on market $10,000 Active 44 DOM
12. 2026-06-03
    days on market $10,000 Active 43 DOM
13. 2026-06-02
    days on market $10,000 Active 42 DOM
14. 2026-06-01
    days on market $10,000 Active 41 DOM
15. 2026-05-31
    days on market $10,000 Active 40 DOM
16. 2026-05-30
    days on market $10,000 Active 39 DOM
17. 2026-04-19
    listed $10,000 Active 383-char remark

    Show marketing remark (383 chars)

    PACKAGE DEAL!!! Investor special! This 2-bedroom, 1-bath home at 3924 Miles St needs work but has solid potential for a flip or rental. Property will require repairs and updates throughout. Being sold as-is. Great opportunity for investors looking for a project in Shreveport. 3924 Miles St must be purchased as a package with 3922 Miles St and 0 Miles St. (lot) No individual sales.

18. 2026-04-14
    historical
19. 2025-11-12
    price $10,000
20. 2025-10-14
    listed $30,000 Active

ⓘ 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: $266 · $22/mo
• Projected year-2 tax: $266 · $22/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 · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $8,934
• − Mortgage interest: −$560
• − Property taxes: −$266
• − Insurance: −$50
• − Repairs & maintenance: −$715
• − Management: −$715
• − Depreciation: −$291
• Taxable income: $6,338
• Est. tax owed @ 24.0%: −$1,521
• After-tax cash flow: $4,592/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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 (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 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: ▼ -1.18%
• Current HPI: 54.4158
• Rent YoY: —
• 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

-66.7% since first listed

4 events — show timeline

• 2026-04-19 Listed $10,000 NTREIS
• 2026-04-14 Listing Removed — NTREIS
• 2025-11-12 Price Changed $10,000 NTREIS
• 2025-10-14 Listed $30,000 NTREIS

Property tax history

-2.2%/yr

Latest (2025): $266 · +0.4% YoY. Source: county tax records.