146 E College St · Shreveport, LA 71104

$129,900

2 bd · 1.0 ba · 1,311 sqft · SingleFamily public records · 12 Days on market

Built 1948 9,148 sqft lot Est $113k · 15% over

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Why this score? — see what drove the F 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 +14.8/30.0
• DSCR +4.5/10.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Completely remodeled and move-in ready! This 3-bedroom, 1-bath home offers exceptional value under $130,000! Major upgrades provide peace of mind, including a brand-new roof, HVAC system, and hot water heater. Inside, you'll find a fully renovated interior featuring fresh paint, updated flooring, modern fixtures, and a stylishly remodeled kitchen and bathroom. The bright, open living spaces create a welcoming atmosphere, while the spacious bedrooms offer comfort and flexibility for families, first-time buyers, or investors. Whether you're looking for your next home or a turnkey investment property, this Stoner Hill gem delivers modern updates, low-maintenance living, and unbeatable affordab

Key facts

• Brand new roof
• Remodeled bathroom
• Remodeled kitchen

Tags

• BRAND NEW ROOF
• HVAC SYSTEM
• HOT WATER HEATER
• FULLY RENOVATED INTERIOR
• REMODELED KITCHEN
• REMODELED BATHROOM

Property features AI

Finance

• Other: Property is not attached to another dwelling; Subdivision: University Place 7th Filing
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1948; Vinyl siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Awning-covered patio/porch; Lot less than 0.5 acre (approx. 0.21 acres)

Interior

• Kitchen: Electric range; Electric water heater
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Decorative fireplace in the living room
• Interior features: Open floorplan; Built-in features; One living area; One dining area; 2 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $35 ($414/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (20.2% below list).
• Recommended offer: $104k (20.2% below list) — sets the bar for 1% rule.

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 (+3.6%/yr); 146 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $103,609 (20.2% below list)

Questions for the listing agent

1. Built in 1948 — 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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $112,746
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 E Wichita St	0.23mi	2/1.0	1,342 (+2%)	3mo	$125,000	$93	83
131 Merrick St	0.15mi	2/1.0	1,433 (+9%)	2mo	$40,000	$28	76
123 Dalzell St	0.23mi	3/1.0 (+1)	1,377 (+5%)	7mo	$80,000	$58	70
154 E Wyandotte St	0.32mi	3/1.5 (+1)	1,264 (-4%)	6mo	$69,500	$55	67
110 E Prospect St	0.22mi	3/1.0 (+1)	1,211 (-8%)	7mo	$87,000	$72	66
117 Lister St	0.44mi	3/1.0 (+1)	1,371 (+5%)	2mo	$160,000	$117	65
131 Lister St	0.45mi	2/1.0	1,428 (+9%)	2mo	$140,000	$98	62
446 Merrick St	0.57mi	2/2.0	1,372 (+5%)	1mo	$55,000	$40	60
404 Washington St	0.63mi	3/2.0 (+1)	1,367 (+4%)	5mo	$130,000	$95	50
546 College St	0.70mi	2/1.0	1,437 (+10%)	7mo	$124,000	$86	46
2507 Highland Ave	0.63mi	2/1.0	1,468 (+12%)	6mo	$30,000	$20	45
140 E Rutherford St	0.55mi	2/1.0	1,130 (-14%)	9mo	$138,999	$123	44

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-18,317
• Equity at exit: $19,369

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-10,902
• Equity at exit: $11,231

Cash invested: $36,372 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,036 high
• Mortgage (P&I): −$681
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $35

Break-even live

Break-even rent $992

Max offer price $129,900

Occupancy floor 92%

Sensitivity live

Price	-10% $108	-5% $71	+0% $35	+5% $-2	+10% $-39
Rent	-10% $-47	-5% $-6	+0% $35	+5% $75	+10% $116
Rate	-1.0pp $100	-0.5pp $68	base $35	+0.5pp $1	+1.0pp $-33

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	45d	1	0.11mi
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	14d	1	0.15mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	44d	1	0.21mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	44d	1	0.27mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	0.34mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	14d	1	0.35mi
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	21d	1	0.35mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	0.39mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	0.39mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	14d	1	0.39mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	44d	1	0.47mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	44d	1	0.51mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	44d	1	0.52mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	14d	1	0.53mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	44d	1	0.54mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	0.56mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	44d	1	0.58mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	44d	1	0.60mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	14d	1	0.69mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	21d	1	0.71mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	21d	1	0.73mi
557 Merrick St Shreveport, LA	1.0	1.0	950	$725	$0.76	44d	1	0.74mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	44d	1	0.75mi
314 Kings Hwy Shreveport, LA	1.0	1.0	1200	$700	$0.58	44d	1	0.76mi
1147 Cornwell Ave Unit 1 Shreveport, LA	3.0	2.0	1200	$895	$0.75	14d	1	0.77mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	14d	1	0.78mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	14d	1	0.81mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	44d	1	0.83mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	21d	1	0.84mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	21d	1	0.88mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	14d	1	0.88mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	44d	1	0.90mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,740	$1.88	14d	10	0.90mi
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	44d	1	0.97mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	14d	1	1.00mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	21d	1	1.01mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	14d	1	1.01mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	14d	1	1.01mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	14d	11	1.04mi
819 Boulevard St Shreveport, LA	2.0	1.0	900	$800	$0.89	21d	1	1.05mi

Listing history 12 events

1. 2026-06-19
   status $129,900 Pending 12 DOM
2. 2026-06-18
   days on market $129,900 Active 12 DOM
3. 2026-06-17
   days on market $129,900 Active 11 DOM
4. 2026-06-16
   days on market $129,900 Active 10 DOM
5. 2026-06-15
   days on market $129,900 Active 9 DOM
6. 2026-06-14
   days on market $129,900 Active 7 DOM
7. 2026-06-13
   days on market $129,900 Active 6 DOM
8. 2026-06-10
   days on market $129,900 Active 4 DOM
9. 2026-06-09
   days on market $129,900 Active 3 DOM
10. 2026-06-08
    days on market $129,900 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $129,900 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: $584 · $49/mo
• Projected year-2 tax: $714 · $60/mo
• Expected delta: +$131/yr (+$11/mo · 22.4%)

ⓘ 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 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,433
• − Mortgage interest: −$7,276
• − Property taxes: −$584
• − Insurance: −$650
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,779
• Taxable loss: −$1,845
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $857/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): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 1%

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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

3 events — show timeline

• 2026-06-06 Listed $129,900 NTREIS
• 2004-01-22 Sold (Public Records) — Public Records
• 2003-05-28 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2025): $584 · +0.4% YoY. Source: county tax records.