2538 Emery St · Shreveport, LA 71103

$48,000

3 bd · 1.5 ba · 1,417 sqft · SingleFamily public records · 10 Days on market

Built 1987 6,752 sqft lot Est $33k · 47% over

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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
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

A 3 Bed 1 Bath property in Shreveport, Louisiana. This property is rented for $779.95 per month. The property is currently occupied. This is a wonderful opportunity for any owners, occupants, or buyers looking to add to their rental portfolio. This is part of a large portfolio. Please see the agent for details.

Key facts

• 6,752 sq ft lot
• Built 1987
• Listed 10 days

Property features AI

Finance

• Other: Subdivision: Claiborne Sub; County: Caddo; Country: United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: One covered parking space; Open parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Not attached to another property; Located in Claiborne Subdivision
• Construction: Built in 1987; Preowned
• Exterior features: Back yard fencing

Interior

• Kitchen: Includes appliances (unspecified/other)
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s)
• Interior features: One-level layout; Brick fireplace; Two total rooms (living and dining); One living area; One dining area; Other interior features; Other appliances
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $48k).
• Cap rate 15.4% 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: 69 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $253 of equity ($332 loan paydown + $-79 appreciation (-0.2% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,000

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: 1.79% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.58%
• DSCR: 2.45
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $32,591
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2630 Emery St	0.09mi	3/1.5	1,392 (-2%)	15mo	$32,000	$23	80
2527 Emery St	0.05mi	3/1.0	1,310 (-8%)	7mo	$29,000	$22	77
2528 Attaway Ave	0.22mi	3/1.0	1,284 (-9%)	0mo	$22,500	$18	72
2427 Corol St	0.32mi	2/1.0 (-1)	1,402 (-1%)	21mo	$40,000	$29	59
2916 Woodford St	0.66mi	3/2.0	1,482 (+5%)	10mo	$25,000	$17	51
4528 Rightway Ave	0.64mi	3/2.0	1,550 (+9%)	3mo	$84,900	$55	50
2828 Jackson St	0.55mi	3/2.0	1,620 (+14%)	4mo	$15,000	$9	45
2642 Woodford St	0.57mi	3/1.0	1,303 (-8%)	16mo	$44,900	$34	44
1802 Midway St	0.70mi	3/1.0	1,208 (-15%)	2mo	$49,900	$41	39
2949 Fulton St	0.51mi	3/2.0	1,609 (+14%)	16mo	$37,000	$23	38
2936 Penick St	0.66mi	2/1.0 (-1)	1,238 (-13%)	22mo	$46,000	$37	23

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.60×
• Total profit: $21,463
• Equity at exit: $13,542

10-year hold

• IRR: 36.6%
• Equity multiple: 5.05×
• Total profit: $54,497
• Equity at exit: $15,965

Cash invested: $13,440 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $857 high
• Mortgage (P&I): −$252
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $365

Break-even live

Break-even rent $395

Max offer price $48,000

Occupancy floor 52%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	0.07mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.08mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	0.21mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	13d	1	0.28mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	0.37mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	0.56mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.81mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	0.82mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	21d	1	0.87mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	1.03mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	1.07mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	1.09mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	1.13mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	1.14mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	1.15mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	44d	1	1.17mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	44d	1	1.21mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	44d	1	1.21mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.21mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	13d	1	1.21mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	1.23mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	1.23mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.24mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	44d	1	1.28mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	1.31mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	44d	1	1.31mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	44d	1	1.33mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	13d	1	1.37mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	1.37mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	44d	1	1.40mi

Listing history 9 events

1. 2026-06-18
   days on market $48,000 Active 10 DOM
2. 2026-06-17
   days on market $48,000 Active 9 DOM
3. 2026-06-16
   days on market $48,000 Active 8 DOM
4. 2026-06-15
   days on market $48,000 Active 7 DOM
5. 2026-06-14
   days on market $48,000 Active 5 DOM
6. 2026-06-13
   days on market $48,000 Active 4 DOM
7. 2026-06-10
   days on market $48,000 Active 2 DOM
8. 2026-06-09
   remarks 312-char remark
9. 2026-06-09
   listed $48,000 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: $488 · $41/mo
• Projected year-2 tax: $488 · $41/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 · 20 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: $10,287
• − Mortgage interest: −$2,689
• − Property taxes: −$488
• − Insurance: −$240
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$1,396
• Taxable income: $3,828
• Est. tax owed @ 24.0%: −$919
• After-tax cash flow: $3,460/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
• City population: 164,123
• Population (ZIP): 6,142

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 (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -0.17%
• Current HPI: 26.3904
• Rent YoY: —
• Metro: —
• 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

4 events — show timeline

• 2026-06-01 Listed $48,000 NTREIS
• 2025-08-29 Rental Removed $750 TENANTTURNER2
• 2025-07-09 Listed for Rent $750 TENANTTURNER2
• 2002-08-01 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2025): $488 · +0.4% YoY. Source: county tax records.