221 Pennsylvania Ave · Shreveport, LA 71105

$179,000

3 bd · 1.0 ba · 1,469 sqft · SingleFamily public records · 40 Days on market

Built 1955 8,960 sqft lot $122/sqft · 9% below area Est $188k · at est.

---

Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +9.6/15.0
• DSCR +4.2/10.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity in the established Broadmoor Terrace neighborhood! This 3-bedroom, 1-bath home features 1,410 sq ft of living space and is currently tenant occupied with monthly rental income of $1,350. The current lease expires on 10-31-2026, providing immediate income potential for investors. Built in 1955, this property offers classic charm along with strong investment appeal. Conveniently located near shopping, restaurants, and schools, this home is a great option for expanding a rental portfolio or generating steady passive income. Square footage is believed to be accurate but should be verified by the buyer.

Key facts

• Tenant occupied
• 8,960 sq ft lot
• Garage

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• MONTHLY RENTAL INCOME
• IMMEDIATE INCOME POTENTIAL
• EXPANDING RENTAL PORTFOLIO

Property features AI

Finance

• Other: Property is residential, single-family use; Parcel number available
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Covered parking (1 covered space); Driveway; 1-car garage
• Security: Smoke detector(s)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Detached (not attached to other properties); Built in 1955
• Construction: Year built 1955
• Exterior features: Lot approximately 0.2057 acres (64 x 140); Subdivision: Broadmoor Terrace; City water; City sewer

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas cooktop; Gas range
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Built-in features; Decorative fireplace; One living area; One dining area; Two total rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $22 ($265/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 $153k (14.6% below list).
• Recommended offer: $153k (14.6% 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: Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Captain Shreve High School (math 25% / reading 41%, grade F, #116 of 265 statewide, top 44%, 1,851 students, 49% FRL) — zoned schools average 36% FRL vs 64% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 26% district-wide (+33 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 (+3.9%/yr); 148 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 40 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $148k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $152,871 (14.6% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.85% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (median comp): $187,889
• List price: $179,000
• Delta: -4.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 Lynn Ave	0.20mi	3/2.0	1,550 (+6%)	1mo	$199,000	$128	76
258 Carrollton Ave	0.23mi	3/2.0	1,592 (+8%)	1mo	$229,000	$144	71
180 Charles Ave	0.28mi	3/1.0	1,606 (+9%)	2mo	$179,995	$112	70
172 Fremont St	0.47mi	2/1.0 (-1)	1,535 (+4%)	2mo	$74,900	$49	64
309 E Southfield Rd	0.71mi	3/2.0	1,416 (-4%)	1mo	$165,000	$117	56
4350 Finley Dr	0.64mi	3/2.0	1,608 (+10%)	1mo	$200,000	$124	49
271 Ockley Dr	0.52mi	3/2.0	1,669 (+14%)	0mo	$229,900	$138	49
166 Albert Ave #1	0.73mi	2/2.0 (-1)	1,391 (-5%)	0mo	$173,000	$124	48
326 Albany Ave	0.70mi	2/1.0 (-1)	1,355 (-8%)	2mo	$189,000	$139	48
2025 Horton Ave	0.72mi	3/2.0	1,655 (+13%)	0mo	$135,000	$82	41
313 Fontaine St	0.74mi	3/2.0	1,268 (-14%)	0mo	$198,900	$157	38
4524 Clingman Dr	0.68mi	2/2.0 (-1)	1,664 (+13%)	1mo	$207,500	$125	36

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-26,166
• Equity at exit: $26,689

10-year hold

• IRR: -4.4%
• Equity multiple: 0.70×
• Total profit: $-14,973
• Equity at exit: $15,477

Cash invested: $50,120 (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 71105

• Rents YoY: 3.9%
• Active inventory: 148
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$939
• Tax from tax record: −$172 /mo · $2,068/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $22

Break-even live

Break-even rent $1,501

Max offer price $179,000

Occupancy floor 94%

Sensitivity live

Price	-10% $123	-5% $73	+0% $22	+5% $-29	+10% $-79
Rent	-10% $-99	-5% $-38	+0% $22	+5% $82	+10% $143
Rate	-1.0pp $112	-0.5pp $68	base $22	+0.5pp $-24	+1.0pp $-72

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Pennsylvania Ave Shreveport, LA	3.0	1.0	1199	$1,250	$1.04	23d	1	0.03mi
204 Leo Ave Shreveport, LA	4.0	2.0	1846	$2,000	$1.08	15d	1	0.20mi
243 Justin Ave Shreveport, LA	3.0	1.0	1236	$1,400	$1.13	45d	1	0.26mi
186 Charles Ave Shreveport, LA	3.0	1.0	1320	$1,675	$1.27	23d	1	0.29mi
119 Charles Ave Shreveport, LA	3.0	2.0	1518	$1,800	$1.19	45d	1	0.43mi
154 Southfield Rd Shreveport, LA	3.0	1.0	1258	$1,395	$1.11	45d	1	0.45mi
2033 Horton Ave Shreveport, LA	3.0	2.0	1681	$1,750	$1.04	23d	1	0.72mi
4024 Reily Ln Shreveport, LA	3.0	1.0	1220	$1,275	$1.05	23d	1	0.92mi
219 E Slattery Blvd Shreveport, LA	2.0	1.0	1047	$1,000	$0.96	45d	1	1.16mi
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	45d	1	1.29mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	15d	1	1.39mi
3201 Knight St Shreveport, LA	1.0–2.0	1.0	781	$900	$1.15	15d	3	1.46mi

Listing history 24 events

1. 2026-06-21
   days on market $179,000 Active 40 DOM
2. 2026-06-18
   days on market $179,000 Active 37 DOM
3. 2026-06-17
   days on market $179,000 Active 36 DOM
4. 2026-06-16
   days on market $179,000 Active 35 DOM
5. 2026-06-15
   days on market $179,000 Active 34 DOM
6. 2026-06-14
   days on market $179,000 Active 32 DOM
7. 2026-06-13
   days on market $179,000 Active 31 DOM
8. 2026-06-10
   days on market $179,000 Active 29 DOM
9. 2026-06-09
   days on market $179,000 Active 28 DOM
10. 2026-06-08
    days on market $179,000 Active 27 DOM
11. 2026-06-07
    days on market $179,000 Active 26 DOM
12. 2026-06-05
    days on market $179,000 Active 23 DOM
13. 2026-06-03
    days on market $179,000 Active 22 DOM
14. 2026-06-02
    days on market $179,000 Active 21 DOM
15. 2026-06-01
    days on market $179,000 Active 20 DOM
16. 2026-05-31
    days on market $179,000 Active 19 DOM
17. 2026-05-30
    days on market $179,000 Active 18 DOM
18. 2026-05-12
    listed $179,000 Active 645-char remark
19. 2022-02-03
    price $1,350
20. 2018-09-17
    soldstatus $147,500
21. 2014-11-06
    soldstatus $144,000
22. 2007-10-11
    soldstatus
23. 2004-04-29
    soldstatus
24. 1989-06-28
    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: $2,068 · $172/mo
• Projected year-2 tax: $2,068 · $172/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 · 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 68% 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: $18,345
• − Mortgage interest: −$10,027
• − Property taxes: −$2,068
• − Insurance: −$895
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$5,207
• Taxable loss: −$2,788
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $934/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

+24.3% since first listed

7 events — show timeline

• 2026-05-12 Listed $179,000 NTREIS
• 2022-02-03 Price Changed $1,350 RENT.
• 2018-09-17 Sold (Public Records) $147,500 Public Records
• 2014-11-06 Sold (Public Records) $144,000 Public Records
• 2007-10-11 Sold (Public Records) — Public Records
• 2004-04-29 Sold (Public Records) — Public Records
• 1989-06-28 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,068 · +0.4% YoY. Source: county tax records.