1902 Looney St · Shreveport, LA 71103

$34,500

2 bd · 1.0 ba · 938 sqft · SingleFamily public records · 83 Days on market

Built 1975 5,097 sqft lot $37/sqft · 5% above area Est $33k · 5% 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
• ARV discount +5.1/15.0
• 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

Listing remarks MLS

Investor opportunity! This 3-bedroom, 1-bath home offers a functional layout and is in move-in ready condition. The home features generously sized rooms and a spacious bathroom. Original hardwood floors are in good condition throughout much of the home. An enclosed back porch provides additional living or flex space, and the kitchen is equipped with a gas stove. Property presents a great option for rental income or portfolio expansion. Currently tenant occupied; occupancy status may change.

Key facts

• Enclosed back porch
• Gas stove
• 5,097 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• ENCLOSED BACK PORCH
• GAS STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($763 rent vs $34k).
• Recommended offer: $32k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $182 of equity ($239 loan paydown + $-57 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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, 66% 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 $32,429 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.21% ✓
• Cap rate: 19.73%
• Cash-on-cash: 47.99%
• DSCR: 3.14
• GRM: 3.8

CMA / ARV

• ARV (median comp): $32,727
• List price: $34,500
• Delta: 5.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1903 Abbie St	0.17mi	2/1.0	1,034 (+10%)	14mo	$25,000	$24	64
2314 Utah Dr	0.54mi	3/1.0 (+1)	883 (-6%)	0mo	$82,500	$93	60
1438 Arlington Ave	0.45mi	3/1.0 (+1)	1,030 (+10%)	4mo	$19,500	$19	54
1815 Dove St	0.39mi	3/1.5 (+1)	1,010 (+8%)	10mo	$35,000	$35	54
308 Oregon Ave	0.47mi	3/1.0 (+1)	866 (-8%)	21mo	$35,000	$40	43
1713 Madison Ave	0.64mi	3/1.0 (+1)	1,066 (+14%)	5mo	$23,000	$22	38

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: 49.1%
• Equity multiple: 3.41×
• Total profit: $23,324
• Equity at exit: $9,733

10-year hold

• IRR: 51.9%
• Equity multiple: 6.82×
• Total profit: $56,208
• Equity at exit: $11,475

Cash invested: $9,660 (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: 3.8×

Monthly cashflow live

• Estimated rent: $763 high
• Mortgage (P&I): −$181
• Tax from tax record: −$21 /mo · $256/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $386

Break-even live

Break-even rent $274

Max offer price $34,500

Occupancy floor 44%

Sensitivity live

Price	-10% $406	-5% $396	+0% $386	+5% $377	+10% $367
Rent	-10% $326	-5% $356	+0% $386	+5% $416	+10% $447
Rate	-1.0pp $404	-0.5pp $395	base $386	+0.5pp $377	+1.0pp $368

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: $8,625
• Closing costs: $1,035
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	44d	1	0.52mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	14d	1	0.65mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	44d	1	0.69mi
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	44d	1	1.00mi
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	21d	1	1.02mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	1.20mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	14d	2	1.23mi
726 Cotton St Shreveport, LA	2.0	1.0–2.0	626	$1,472	$2.35	44d	2	1.23mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	1.29mi
1101 College St Shreveport, LA	1.0	1.0	700	$625	$0.89	44d	1	1.29mi
1019 Sheridan Ave Unit C Shreveport, LA	1.0	1.0	650	$650	$1.00	44d	1	1.32mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	44d	1	1.37mi
1027 Boulevard St Unit B Shreveport, LA	1.0	1.0	750	$700	$0.93	44d	1	1.41mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	21d	7	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $34,500 Active 83 DOM
2. 2026-06-17
   days on market $34,500 Active 82 DOM
3. 2026-06-16
   days on market $34,500 Active 81 DOM
4. 2026-06-15
   days on market $34,500 Active 80 DOM
5. 2026-06-14
   days on market $34,500 Active 78 DOM
6. 2026-06-13
   days on market $34,500 Active 77 DOM
7. 2026-06-10
   days on market $34,500 Active 75 DOM
8. 2026-06-09
   days on market $34,500 Active 74 DOM
9. 2026-06-08
   days on market $34,500 Active 73 DOM
10. 2026-06-07
    days on market $34,500 Active 72 DOM
11. 2026-06-05
    days on market $34,500 Active 69 DOM
12. 2026-06-03
    days on market $34,500 Active 68 DOM
13. 2026-06-02
    days on market $34,500 Active 67 DOM
14. 2026-06-01
    days on market $34,500 Active 66 DOM
15. 2026-05-31
    days on market $34,500 Active 65 DOM
16. 2026-05-30
    days on market $34,500 Active 64 DOM
17. 2026-03-27
    listed $34,500 Active 495-char remark

    Show marketing remark (495 chars)

    Investor opportunity! This 3-bedroom, 1-bath home offers a functional layout and is in move-in ready condition. The home features generously sized rooms and a spacious bathroom. Original hardwood floors are in good condition throughout much of the home. An enclosed back porch provides additional living or flex space, and the kitchen is equipped with a gas stove. Property presents a great option for rental income or portfolio expansion. Currently tenant occupied; occupancy status may change.

18. 2024-11-02
    historical
19. 2024-07-12
    listed
20. 2023-05-30
    historical
21. 1991-08-29
    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: $256 · $21/mo
• Projected year-2 tax: $256 · $21/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 66% 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: $9,158
• − Mortgage interest: −$1,933
• − Property taxes: −$256
• − Insurance: −$172
• − Repairs & maintenance: −$733
• − Management: −$733
• − Depreciation: −$1,004
• Taxable income: $4,328
• Est. tax owed @ 24.0%: −$1,039
• After-tax cash flow: $3,597/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

5 events — show timeline

• 2026-03-27 Listed $34,500 NTREIS
• 2024-11-02 Rental Removed — RENTEC
• 2024-07-12 Listed for Rent — RENTEC
• 2023-05-30 Rental Removed — RENTEC
• 1991-08-29 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $256 · +0.4% YoY. Source: county tax records.