2806 Kaylin Dr · Shreveport, LA 71118

$110,000

3 bd · 2.0 ba · 1,231 sqft · SingleFamily public records · 171 Days on market

Built 1965 6,403 sqft lot $89/sqft · 29% below area Est $155k · 29% under ↓ 12% since listing

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity in Southern Hills – Cash-Flow from Day One! Ready to own a proven income-generating property in one of Shreveport’s most desirable neighborhoods? Don’t miss this exceptional chance to acquire a cash-flowing asset from day one. Situated on a peaceful 0.213-acre lot in sought-after Southern Hills, this charming 3-bedroom, 1.5-bath home is nestled beneath mature oak trees that provide natural shade and cooling—perfect for those warm Louisiana afternoons. The freshly painted interior offers a clean and welcoming canvas for renters or homeowners alike. Step into a fenced backyard with partial shade, a covered patio ideal for outdoor entertaining, and two sturdy metal storage buildings—great for added utility or attractive perks for future tenants. A wide driveway leads to a 2-car carport, delivering ample protected parking. Located on a quiet street with convenient access to Mansfield Road, the property is just minutes from Lowe’s, WK South Hospital, dining options, and major retail centers. Cosmetic updates could elevate curb appeal and boost rental income. Professional roof evaluation recommended—an opportunity to increase long-term value. Whether you’re an investor looking for reliable passive income or a homeowner seeking a smart purchase, this property blends immediate returns with strong growth potential.

Key facts

• Mature oak trees
• Covered patio
• Wide driveway

Tags

• 0.213 ACRE LOT
• MATURE OAK TREES
• FENCED BACKYARD
• COVERED PATIO
• METAL STORAGE BUILDINGS
• WIDE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Rents rising (+1.7%/yr); 115 active listings in the ZIP; 16 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).
• This rent runs 33% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.26% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.46%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (median comp): $154,808
• List price: $110,000
• Delta: -28.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9025 Lone Oak Dr	0.19mi	3/1.0	1,185 (-4%)	2mo	$95,000	$80	79
9028 Lone Oak Dr	0.21mi	3/2.0	1,151 (-6%)	2mo	$78,500	$68	78
9035 Lone Oak Dr	0.19mi	3/1.0	1,106 (-10%)	2mo	$146,000	$132	69
9001 Bayonne Dr	0.30mi	3/1.5	1,115 (-9%)	3mo	$155,000	$139	65
9044 Marva Dr	0.35mi	2/1.5 (-1)	1,185 (-4%)	6mo	$65,000	$55	65
8879 Bernay Dr	0.50mi	3/1.5	1,147 (-7%)	3mo	$167,500	$146	61
8948 Hilton Dr	0.53mi	3/1.0	1,144 (-7%)	0mo	$125,900	$110	59
2609 Lyles Ln	0.61mi	4/1.0 (+1)	1,253 (+2%)	1mo	$165,000	$132	59
9039 Sara Ln	0.14mi	4/2.0 (+1)	1,413 (+15%)	7mo	$154,950	$110	58
9014 Hilton Dr	0.46mi	3/1.0	1,113 (-10%)	2mo	$154,000	$138	57
8932 Torento Ln	0.68mi	3/1.5	1,110 (-10%)	4mo	$64,000	$58	47
2624 Lola Ln	0.54mi	3/1.0	1,054 (-14%)	6mo	$65,000	$62	42

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $4,084
• Equity at exit: $16,401

10-year hold

• IRR: 11.8%
• Equity multiple: 1.88×
• Total profit: $27,064
• Equity at exit: $9,511

Cash invested: $30,800 (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 71118

• Rents YoY: 1.7%
• Active inventory: 115
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$577
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $371

Break-even live

Break-even rent $911

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2843 Kaylin Dr Shreveport, LA	3.0	1.0	1025	$1,400	$1.37	21d	1	0.14mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	14d	1	0.23mi
2838 Smithfield Rd Shreveport, LA	3.0	1.0	960	$1,250	$1.30	44d	1	0.30mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	44d	1	0.34mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	14d	3	0.39mi
3011 Mackey Ln Shreveport, LA	3.0	1.5	1222	$1,300	$1.06	14d	1	0.44mi
3024 Karla Cir Unit 3024 Shreveport, LA	3.0	1.0	971	$1,175	$1.21	44d	1	0.54mi
9005 Walker Rd Shreveport, LA	2.0	2.0	975	$1,332	$1.37	14d	5	0.58mi
8860 Bernay Dr Shreveport, LA	3.0	1.5	1200	$1,300	$1.08	44d	1	0.59mi
9100 Walker Rd Shreveport, LA	1.0–2.0	1.0–2.0	841	$1,164	$1.38	14d	9	0.73mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	21d	1	0.76mi
3126 W Bert Kouns Industrial Loop Shreveport, LA	2.0	2.0	957	$820	$0.86	14d	1	0.86mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	44d	11	0.91mi
9730 Baird Rd Shreveport, LA	1.0–2.0	1.0–2.0	872	$1,212	$1.39	14d	19	1.06mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	44d	1	1.10mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	14d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 171 DOM
2. 2026-06-17
   days on market $110,000 Active 170 DOM
3. 2026-06-16
   days on market $110,000 Active 169 DOM
4. 2026-06-15
   days on market $110,000 Active 168 DOM
5. 2026-06-14
   days on market $110,000 Active 166 DOM
6. 2026-06-13
   days on market $110,000 Active 165 DOM
7. 2026-06-10
   days on market $110,000 Active 163 DOM
8. 2026-06-09
   days on market $110,000 Active 162 DOM
9. 2026-06-08
   days on market $110,000 Active 161 DOM
10. 2026-06-07
    days on market $110,000 Active 160 DOM
11. 2026-06-05
    days on market $110,000 Active 157 DOM
12. 2026-06-03
    days on market $110,000 Active 156 DOM
13. 2026-06-02
    days on market $110,000 Active 155 DOM
14. 2026-06-01
    days on market $110,000 Active 154 DOM
15. 2026-05-31
    days on market $110,000 Active 153 DOM
16. 2026-05-30
    days on market $110,000 Active 152 DOM
17. 2025-12-29
    listed $110,000 Active 1405-char remark

    Show marketing remark (1405 chars)

    Investment Opportunity in Southern Hills – Cash-Flow from Day One! Ready to own a proven income-generating property in one of Shreveport’s most desirable neighborhoods? Don’t miss this exceptional chance to acquire a cash-flowing asset from day one. Situated on a peaceful 0.213-acre lot in sought-after Southern Hills, this charming 3-bedroom, 1.5-bath home is nestled beneath mature oak trees that provide natural shade and cooling—perfect for those warm Louisiana afternoons. The freshly painted interior offers a clean and welcoming canvas for renters or homeowners alike. Step into a fenced backyard with partial shade, a covered patio ideal for outdoor entertaining, and two sturdy metal storage buildings—great for added utility or attractive perks for future tenants. A wide driveway leads to a 2-car carport, delivering ample protected parking. Located on a quiet street with convenient access to Mansfield Road, the property is just minutes from Lowe’s, WK South Hospital, dining options, and major retail centers. Cosmetic updates could elevate curb appeal and boost rental income. Professional roof evaluation recommended—an opportunity to increase long-term value. Whether you’re an investor looking for reliable passive income or a homeowner seeking a smart purchase, this property blends immediate returns with strong growth potential.

18. 2025-12-17
    historical
19. 2025-09-13
    price $110,000
20. 2025-06-17
    listed $125,000 Active

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,167 · $97/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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: $16,574
• − Mortgage interest: −$6,162
• − Property taxes: −$1,167
• − Insurance: −$550
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$3,200
• Taxable income: $2,844
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $3,772/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): 23,219
• Household income: $50,287
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1046.0

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 0.55)
• Race & ethnicity: Black 58% White 33% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -78.81%
• Current HPI: 129.1782
• Rent YoY: ▲ 1.74%
• 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

-12.0% since first listed

4 events — show timeline

• 2025-12-29 Listed $110,000 NTREIS
• 2025-12-17 Listing Removed — NTREIS
• 2025-09-13 Price Changed $110,000 NTREIS
• 2025-06-17 Listed $125,000 NTREIS

Property tax history

-0.8%/yr

Latest (2025): $1,167 · +0.4% YoY. Source: county tax records.