1124 Leander St · Shreveport, LA 71104

$36,000

2 bd · 1.0 ba · 1,402 sqft · SingleFamily public records · 262 Days on market

Built 1940 8,712 sqft lot $26/sqft · 79% below area ↓ 35% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom, one bathroom home in historic Highland neighborhood. Wood framed home with pier and beam foundation. This property will not be able to be purchased with a FHA or VA loan in it's current condition.

Key facts

• Wood framed home
• 8,712 sq ft lot
• Built 1940

Tags

• HISTORIC HIGHLAND NEIGHBORHOOD
• WOOD FRAMED HOME
• PIER AND BEAM FOUNDATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $36k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.9% vs local median 5.6% 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: 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); 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 33% FRL vs 64% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 26% district-wide (+41 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); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $249 of loan paydown is wiped out by about $1k 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 + 3.6% 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 262 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $31,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 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 1940 — 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: 2.73% ✓
• Cap rate: 23.89%
• Cash-on-cash: 62.85%
• DSCR: 3.80
• GRM: 3.0

CMA / ARV

• ARV (median comp): $169,176
• List price: $36,000
• Delta: -78.72%
• 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
821 Dalzell St	0.38mi	2/2.0	1,484 (+6%)	4mo	$165,000	$111	66
832 Jefferson Pl	0.59mi	2/1.0	1,449 (+3%)	6mo	$169,800	$117	62
850 Columbia St	0.40mi	2/1.0	1,487 (+6%)	14mo	$165,000	$111	60
905 Jefferson Pl	0.56mi	2/1.0	1,417 (+1%)	15mo	$175,000	$124	59
546 College St	0.74mi	2/1.0	1,437 (+2%)	7mo	$124,000	$86	55
619 College St	0.67mi	3/1.0 (+1)	1,412 (+1%)	9mo	$115,000	$81	55
636 Kings Hwy	0.70mi	2/1.0	1,386 (-1%)	13mo	$85,000	$61	55
733 Dalzell St	0.49mi	3/1.0 (+1)	1,334 (-5%)	16mo	$29,900	$22	50
649 College St	0.61mi	3/2.0 (+1)	1,344 (-4%)	11mo	$116,400	$87	46
622 Kirby Pl	0.65mi	3/2.0 (+1)	1,515 (+8%)	2mo	$149,900	$99	46
838 Prospect St	0.35mi	3/2.0 (+1)	1,606 (+15%)	14mo	$179,900	$112	39
632 Kirby Pl	0.63mi	3/1.0 (+1)	1,254 (-11%)	11mo	$120,000	$96	39

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: 62.5%
• Equity multiple: 3.81×
• Total profit: $28,366
• Equity at exit: $5,368

10-year hold

• IRR: 67.2%
• Equity multiple: 7.98×
• Total profit: $70,377
• Equity at exit: $3,113

Cash invested: $10,080 (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: 146
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $984 high
• Mortgage (P&I): −$189
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $528

Break-even live

Break-even rent $316

Max offer price $36,000

Occupancy floor 41%

Sensitivity live

Price	-10% $548	-5% $538	+0% $528	+5% $518	+10% $508
Rent	-10% $450	-5% $489	+0% $528	+5% $567	+10% $606
Rate	-1.0pp $546	-0.5pp $537	base $528	+0.5pp $519	+1.0pp $509

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	45d	1	0.25mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	15d	1	0.25mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	46d	1	0.26mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	15d	1	0.26mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	45d	1	0.26mi
819 Boulevard St Shreveport, LA	2.0	1.0	900	$800	$0.89	22d	1	0.40mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	22d	1	0.40mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	22d	1	0.42mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	15d	1	0.42mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	22d	1	0.57mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	15d	1	0.58mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	22d	1	0.70mi
557 Merrick St Shreveport, LA	1.0	1.0	950	$725	$0.76	45d	1	0.73mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	22d	1	0.84mi
926 Elmwood St Unit 928 Shreveport, LA	1.0	1.0	900	$695	$0.77	45d	1	0.84mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	22d	1	0.84mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	45d	1	0.85mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	15d	1	0.88mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	45d	1	0.88mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	45d	1	0.89mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	45d	1	0.89mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	45d	1	0.93mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	45d	1	0.94mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	15d	1	0.96mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	45d	1	0.97mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	45d	1	1.01mi
314 Kings Hwy Shreveport, LA	1.0	1.0	1200	$700	$0.58	45d	1	1.02mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	45d	1	1.06mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	22d	1	1.11mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	15d	1	1.13mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	22d	1	1.13mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	15d	1	1.15mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	45d	1	1.15mi
3827 Baltimore Ave Shreveport, LA	3.0	2.5	1650	$1,650	$1.00	45d	1	1.16mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	45d	1	1.16mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	45d	1	1.16mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	15d	1	1.17mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	45d	1	1.20mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	22d	1	1.21mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	22d	1	1.21mi

Listing history 21 events

1. 2026-06-21
   days on market $36,000 Active 262 DOM
2. 2026-06-18
   days on market $36,000 Active 259 DOM
3. 2026-06-17
   days on market $36,000 Active 258 DOM
4. 2026-06-16
   days on market $36,000 Active 257 DOM
5. 2026-06-15
   days on market $36,000 Active 256 DOM
6. 2026-06-14
   days on market $36,000 Active 254 DOM
7. 2026-06-13
   days on market $36,000 Active 253 DOM
8. 2026-06-10
   days on market $36,000 Active 251 DOM
9. 2026-06-09
   days on market $36,000 Active 250 DOM
10. 2026-06-08
    days on market $36,000 Active 249 DOM
11. 2026-06-07
    days on market $36,000 Active 248 DOM
12. 2026-06-05
    days on market $36,000 Active 245 DOM
13. 2026-06-03
    days on market $36,000 Active 244 DOM
14. 2026-06-02
    days on market $36,000 Active 243 DOM
15. 2026-06-01
    days on market $36,000 Active 242 DOM
16. 2026-05-31
    days on market $36,000 Active 241 DOM
17. 2026-05-30
    days on market $36,000 Active 240 DOM
18. 2026-03-24
    price $36,000 211-char remark

    Show marketing remark (211 chars)

    Three bedroom, one bathroom home in historic Highland neighborhood. Wood framed home with pier and beam foundation. This property will not be able to be purchased with a FHA or VA loan in it's current condition.

19. 2026-01-21
    price $45,000 211-char remark

    Show marketing remark (211 chars)

    Three bedroom, one bathroom home in historic Highland neighborhood. Wood framed home with pier and beam foundation. This property will not be able to be purchased with a FHA or VA loan in it's current condition.

20. 2025-10-02
    listed $55,000 Active 211-char remark

    Show marketing remark (211 chars)

    Three bedroom, one bathroom home in historic Highland neighborhood. Wood framed home with pier and beam foundation. This property will not be able to be purchased with a FHA or VA loan in it's current condition.

21. 2005-06-10
    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: $549 · $46/mo
• Projected year-2 tax: $549 · $46/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 72% 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: $11,811
• − Mortgage interest: −$2,017
• − Property taxes: −$549
• − Insurance: −$180
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$1,047
• Taxable income: $6,128
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $4,865/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

-34.5% since first listed

4 events — show timeline

• 2026-03-24 Price Changed $36,000 NTREIS
• 2026-01-21 Price Changed $45,000 NTREIS
• 2025-10-02 Listed $55,000 NTREIS
• 2005-06-10 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $549 · +0.4% YoY. Source: county tax records.