2603 W Cavett Dr · Shreveport, LA 71104

$139,000

2 bd · 1.0 ba · 964 sqft · SingleFamily public records · 85 Days on market

Built 1968 8,581 sqft lot $144/sqft · 14% above area Est $137k · at est.

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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 +8.6/30.0
• ARV discount +7.0/15.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.2/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2603 W Cavett Dr, a well-maintained 3-bedroom, 1-bath home located in the heart of Shreveport. This property offers a functional layout with comfortable living spaces, making it ideal for both owner-occupants and investors alike. The kitchen was fully remodeled in 2023 and serves as a standout feature of the home, showcasing granite countertops, updated cabinetry, and stainless steel appliances that combine modern style with everyday functionality. The seller is willing to include all appliances with a competitive offer, adding even more value and convenience. Additional updates include a new AC system installed in 2023, providing reliable year-round comfort and improved energy efficiency. The home offers a great balance of updates and practicality, making it truly move-in ready. Other updates include LED lighting and various other improvements throughout. Conveniently located near shopping, dining, schools, BAFB, and major roadways, this property provides easy access to everything Shreveport has to offer. Whether you're looking for a primary residence or a strong addition to your investment portfolio, 2603 W Cavett Dr is a fantastic opportunity.

Key facts

• Led lighting
• New ac system
• Granite countertops

Tags

• FULLY REMODELED KITCHEN
• GRANITE COUNTERTOPS
• UPDATED CABINETRY
• STAINLESS STEEL APPLIANCES
• NEW AC SYSTEM
• LED LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (29.9% below list).
• Recommended offer: $97k (29.9% 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: crime F, amenities F, commute 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.
• Zoned schools: Shreve Island Elementary School (math 33% / reading 42%, grade F, #247 of 646 statewide, top 39%, 731 students, 56% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); C.E. Byrd High School (math 44% / reading 55%, grade D, #37 of 265 statewide, top 14%, 1,526 students, 43% FRL) — zoned schools average 41% FRL vs 64% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 58% at this address vs 26% district-wide (+31 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 147 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $961 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

• It's been on market 85 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $139k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $97,407 (29.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 11.9

CMA / ARV

• ARV (median comp): $137,396
• List price: $139,000
• Delta: 1.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 E Washington St	0.27mi	3/1.0 (+1)	1,042 (+8%)	5mo	$144,900	$139	65
2530 Captain Sawyer Dr	0.15mi	3/1.0 (+1)	1,056 (+10%)	10mo	$134,999	$128	64
522 Coon	0.28mi	3/1.0 (+1)	976 (+1%)	22mo	$19,900	$20	62
2618 Roosevelt Ave	0.35mi	3/1.0 (+1)	845 (-12%)	1mo	$45,000	$53	57
841 E Washington St	0.17mi	3/1.0 (+1)	1,052 (+9%)	21mo	$128,000	$122	54
830 Kimbrough St	0.27mi	2/1.0	1,100 (+14%)	14mo	$132,900	$121	52
1821 Jenkins Ave	0.74mi	2/1.0	858 (-11%)	11mo	$17,000	$20	38

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: -22.0%
• Equity multiple: 0.24×
• Total profit: $-29,688
• Equity at exit: $20,725

10-year hold

• IRR: -14.8%
• Equity multiple: 0.14×
• Total profit: $-33,576
• Equity at exit: $12,018

Cash invested: $38,920 (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: 147
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $974 high
• Mortgage (P&I): −$729
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-121

Break-even live

Break-even rent $1,127

Max offer price $117,678

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-81	+0% $-121	+5% $-160	+10% $-199
Rent	-10% $-198	-5% $-159	+0% $-121	+5% $-82	+10% $-44
Rate	-1.0pp $-51	-0.5pp $-85	base $-121	+0.5pp $-157	+1.0pp $-193

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	23d	1	0.13mi
2317 Freewater St Shreveport, LA	2.0	1.0	695	$750	$1.08	15d	1	0.32mi
2618 Roosevelt Ave Shreveport, LA	3.0	1.0	845	$1,000	$1.18	23d	1	0.32mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	15d	11	0.42mi
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	15d	6	0.52mi
336 E Olive St Shreveport, LA	2.0	1.0	600	$595	$0.99	45d	1	0.63mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,740	$1.88	15d	10	0.70mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	23d	1	0.90mi
253 E Jordan St Unit 251 Shreveport, LA	2.0	1.0	784	$900	$1.15	45d	1	0.96mi
3131 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	866	$985	$1.14	15d	11	0.97mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	45d	1	0.98mi
202 E College St Apt 2 Shreveport, LA	1.0	1.0	800	$600	$0.75	45d	1	0.99mi
3201 Knight St Shreveport, LA	1.0–2.0	1.0	781	$900	$1.15	15d	3	1.05mi
139 Lister St Shreveport, LA	1.0	1.0	650	$600	$0.92	15d	1	1.12mi
3215 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	862	$1,065	$1.24	15d	7	1.14mi
320 College St Unit A Shreveport, LA	1.0	1.0	800	$650	$0.81	23d	1	1.14mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	23d	1	1.16mi
342 Prospect St Shreveport, LA	1.0	1.0	800	$650	$0.81	23d	1	1.18mi
114 Egan St Shreveport, LA	1.0	1.0	800	$550	$0.69	45d	1	1.20mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	45d	1	1.25mi
219 E Slattery Blvd Shreveport, LA	2.0	1.0	1047	$1,000	$0.96	45d	1	1.27mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	15d	1	1.28mi
146 E Slattery Blvd Shreveport, LA	1.0	1.0	567	$750	$1.32	23d	1	1.29mi
2201 Naples St Bossier City, LA	2.0	1.0	759	$775	$1.02	45d	1	1.35mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	23d	1	1.42mi
533 Merrick St Unit C Shreveport, LA	1.0	1.0	825	$595	$0.72	23d	1	1.42mi
523 Wichita St Shreveport, LA	1.0	1.0	800	$650	$0.81	23d	1	1.46mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	45d	1	1.47mi
557 Merrick St Shreveport, LA	1.0	1.0	950	$725	$0.76	45d	1	1.47mi
402 Egan St Unit Gilbert, 1320 Shreveport, LA	2.0	1.0	600	$565	$0.94	23d	1	1.48mi

Listing history 28 events

1. 2026-06-21
   days on market $139,000 Active 85 DOM
2. 2026-06-18
   days on market $139,000 Active 82 DOM
3. 2026-06-17
   days on market $139,000 Active 81 DOM
4. 2026-06-16
   days on market $139,000 Active 80 DOM
5. 2026-06-15
   days on market $139,000 Active 79 DOM
6. 2026-06-14
   days on market $139,000 Active 77 DOM
7. 2026-06-13
   days on market $139,000 Active 76 DOM
8. 2026-06-10
   days on market $139,000 Active 74 DOM
9. 2026-06-09
   days on market $139,000 Active 73 DOM
10. 2026-06-08
    days on market $139,000 Active 72 DOM
11. 2026-06-07
    days on market $139,000 Active 71 DOM
12. 2026-06-05
    days on market $139,000 Active 68 DOM
13. 2026-06-03
    days on market $139,000 Active 67 DOM
14. 2026-06-02
    days on market $139,000 Active 66 DOM
15. 2026-06-01
    days on market $139,000 Active 65 DOM
16. 2026-05-31
    days on market $139,000 Active 64 DOM
17. 2026-05-30
    days on market $139,000 Active 63 DOM
18. 2026-04-17
    price $142,000 1184-char remark

    Show marketing remark (1184 chars)

    Welcome to 2603 W Cavett Dr, a well-maintained 3-bedroom, 1-bath home located in the heart of Shreveport. This property offers a functional layout with comfortable living spaces, making it ideal for both owner-occupants and investors alike. The kitchen was fully remodeled in 2023 and serves as a standout feature of the home, showcasing granite countertops, updated cabinetry, and stainless steel appliances that combine modern style with everyday functionality. The seller is willing to include all appliances with a competitive offer, adding even more value and convenience. Additional updates include a new AC system installed in 2023, providing reliable year-round comfort and improved energy efficiency. The home offers a great balance of updates and practicality, making it truly move-in ready. Other updates include LED lighting and various other improvements throughout. Conveniently located near shopping, dining, schools, BAFB, and major roadways, this property provides easy access to everything Shreveport has to offer. Whether you're looking for a primary residence or a strong addition to your investment portfolio, 2603 W Cavett Dr is a fantastic opportunity.

19. 2026-03-27
    listed $147,000 Active 1184-char remark

    Show marketing remark (1184 chars)

    Welcome to 2603 W Cavett Dr, a well-maintained 3-bedroom, 1-bath home located in the heart of Shreveport. This property offers a functional layout with comfortable living spaces, making it ideal for both owner-occupants and investors alike. The kitchen was fully remodeled in 2023 and serves as a standout feature of the home, showcasing granite countertops, updated cabinetry, and stainless steel appliances that combine modern style with everyday functionality. The seller is willing to include all appliances with a competitive offer, adding even more value and convenience. Additional updates include a new AC system installed in 2023, providing reliable year-round comfort and improved energy efficiency. The home offers a great balance of updates and practicality, making it truly move-in ready. Other updates include LED lighting and various other improvements throughout. Conveniently located near shopping, dining, schools, BAFB, and major roadways, this property provides easy access to everything Shreveport has to offer. Whether you're looking for a primary residence or a strong addition to your investment portfolio, 2603 W Cavett Dr is a fantastic opportunity.

20. 2026-03-20
    historical $1,250
21. 2025-12-05
    listed $1,250
22. 2024-04-27
    historical $1,250
23. 2024-04-16
    listed $1,250
24. 2021-05-20
    soldstatus Sold 392-char remark

    Show marketing remark (392 chars)

    Charming, well maintained Anderson Island home with an efficient floor plan. Move in Ready! Curbside appeal with a mature Oak tree in front yard. This one story home features three bedrooms, library nook, and plenty of outdoor storage. Large Living Room windows looks out onto a spacious, fully fenced backyard with a gorgeous Bayou view. Don't miss out on this one of a kind, beautiful home!

25. 2021-05-03
    soldstatus $84,200
26. 2021-02-01
    historical 392-char remark

    Show marketing remark (392 chars)

    Charming, well maintained Anderson Island home with an efficient floor plan. Move in Ready! Curbside appeal with a mature Oak tree in front yard. This one story home features three bedrooms, library nook, and plenty of outdoor storage. Large Living Room windows looks out onto a spacious, fully fenced backyard with a gorgeous Bayou view. Don't miss out on this one of a kind, beautiful home!

27. 2020-12-14
    listed $87,900 392-char remark

    Show marketing remark (392 chars)

    Charming, well maintained Anderson Island home with an efficient floor plan. Move in Ready! Curbside appeal with a mature Oak tree in front yard. This one story home features three bedrooms, library nook, and plenty of outdoor storage. Large Living Room windows looks out onto a spacious, fully fenced backyard with a gorgeous Bayou view. Don't miss out on this one of a kind, beautiful home!

28. 1998-09-01
    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: $1,240 · $103/mo
• Projected year-2 tax: $1,240 · $103/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 ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $11,689
• − Mortgage interest: −$7,786
• − Property taxes: −$1,240
• − Insurance: −$695
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$4,044
• Taxable loss: −$3,947
• Est. tax savings @ 24.0%: +$947
• After-tax cash flow: $-501/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

+61.5% since first listed

11 events — show timeline

• 2026-04-17 Price Changed $142,000 NTREIS
• 2026-03-27 Listed $147,000 NTREIS
• 2026-03-20 Rental Removed $1,250 APPFOLIO
• 2025-12-05 Listed for Rent $1,250 APPFOLIO
• 2024-04-27 Rental Removed $1,250 APPFOLIO
• 2024-04-16 Listed for Rent $1,250 APPFOLIO
• 2021-05-20 Sold (MLS) — NTREIS
• 2021-05-03 Sold (Public Records) $84,200 Public Records
• 2021-02-01 Listing Removed — NTREIS
• 2020-12-14 Listed $87,900 NTREIS
• 1998-09-01 Sold (Public Records) — Public Records

Property tax history

+14.3%/yr

Latest (2025): $1,240 · +0.4% YoY. Source: county tax records.