4536 Curtis Ln · Shreveport, LA 71109

$40,000

3 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 6 Days on market

Built 1967 7,100 sqft lot Est $41k · at est. ↓ 6% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• 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

Investor Opportunity! This inherited property offers solid bones and classic brick construction — perfect for a rental, flip, or long-term hold. With a little TLC, it can produce great returns. Key Features: three bedrooms and one bathroom, excellent potential for renovation or cash flow, ideal addition to any investment portfolio. Don’t miss this chance to turn a family inheritance into a solid investment!

Key facts

• 7,100 sq ft lot
• 2 parking spots
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $40k).
• Cap rate 20.0% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $277 of loan paydown is wiped out by about $472 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Climate carrying-cost: major wind risk, 68% 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 $40,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.34% ✓
• Cap rate: 19.99%
• Cash-on-cash: 48.93%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $41,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4131 Henry St	0.46mi	2/1.0 (-1)	1,056 (+2%)	0mo	$42,000	$40	70
4835 Bethume Dr	0.36mi	3/1.0	1,005 (-3%)	12mo	$72,500	$72	68
4329 Cole Pl	0.21mi	4/2.0 (+1)	1,000 (-3%)	11mo	$40,000	$40	66
4710 Erin Ln	0.63mi	3/1.0	1,076 (+4%)	8mo	$73,000	$68	57
4821 Bethume Dr	0.33mi	3/1.0	958 (-7%)	19mo	$53,000	$55	56
4821 Westwood Park Dr	0.68mi	3/1.0	1,017 (-2%)	12mo	$40,000	$39	56
4144 Marston Ave	0.61mi	2/1.0 (-1)	990 (-4%)	5mo	$9,000	$9	55
3920 Murvon St	0.75mi	3/1.0	1,047 (+1%)	10mo	$80,000	$76	55
4629 6l Westwood Park Dr	0.62mi	2/1.0 (-1)	996 (-4%)	11mo	$27,000	$27	50
5114 Ellison St	0.67mi	3/1.0	1,014 (-2%)	19mo	$41,500	$41	50
4144 Clover St	0.44mi	3/1.0	884 (-15%)	10mo	$11,200	$13	47
4123 Marston Ave	0.65mi	3/1.0	1,084 (+5%)	18mo	$15,900	$15	47

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: 48.9%
• Equity multiple: 3.30×
• Total profit: $25,765
• Equity at exit: $9,309

10-year hold

• IRR: 52.7%
• Equity multiple: 6.61×
• Total profit: $62,884
• Equity at exit: $9,483

Cash invested: $11,200 (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: 3.6×

Monthly cashflow live

• Estimated rent: $934 high
• Mortgage (P&I): −$210
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $457

Break-even live

Break-even rent $356

Max offer price $40,000

Occupancy floor 46%

Sensitivity live

Price	-10% $479	-5% $468	+0% $457	+5% $445	+10% $434
Rent	-10% $383	-5% $420	+0% $457	+5% $494	+10% $530
Rate	-1.0pp $477	-0.5pp $467	base $457	+0.5pp $446	+1.0pp $436

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4922 Daniel Pl Shreveport, LA	3.0	1.0	1198	$900	$0.75	44d	1	0.25mi
4131 Barbara Ave Shreveport, LA	3.0	1.0	1400	$1,200	$0.86	44d	1	0.52mi
4129 Lamar Ave Shreveport, LA	2.0	1.0	1178	$875	$0.74	21d	1	0.55mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	44d	1	0.73mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	1.13mi

Listing history 5 events

1. 2026-03-24
   soldstatus $37,500
2. 2025-11-15
   status Pending
3. 2025-11-14
   status Active
4. 2025-10-31
   listed $40,000 Active
5. 1983-08-09
   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: $661 · $55/mo
• Projected year-2 tax: $661 · $55/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 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: $11,213
• − Mortgage interest: −$2,241
• − Property taxes: −$661
• − Insurance: −$200
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$1,164
• Taxable income: $5,154
• Est. tax owed @ 24.0%: −$1,237
• After-tax cash flow: $4,243/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

-6.2% since first listed

5 events — show timeline

• 2026-03-24 Sold (Public Records) $37,500 Public Records
• 2025-11-15 Pending — NTREIS
• 2025-11-14 Relisted — NTREIS
• 2025-10-31 Listed $40,000 NTREIS
• 1983-08-09 Sold (Public Records) — Public Records

Property tax history

+14.0%/yr

Latest (2025): $661 · +0.4% YoY. Source: county tax records.