1305 Acorn St · Shreveport, LA 71101

$24,000

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 1 Days on market

Built 1950 4,988 sqft lot Est $39k · 39% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

62-property single-family residential portfolio available. Ideal for investors seeking scale and long-term value. Sold as a package only. Additional details available upon request.

Key facts

• 4,988 sq ft lot
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $24k).
• Cap rate 35.1% 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: 61 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• At $927/mo this rent would consume 57% of the median local household income ($19k/yr) (locally 702% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $94 of equity ($166 loan paydown + $-72 appreciation (-0.3% 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 (-0.3% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $24,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.86% ✓
• Cap rate: 35.12%
• Cash-on-cash: 102.96%
• DSCR: 5.58
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $39,375
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 E Egan St	0.21mi	2/1.0 (-1)	931 (+6%)	13mo	$45,000	$48	64
1821 Jenkins Ave	0.47mi	2/1.0 (-1)	858 (-2%)	11mo	$17,000	$20	61
267 E Lister St	0.26mi	2/1.0 (-1)	772 (-12%)	5mo	$39,900	$52	59
1836 Cook	0.54mi	2/1.0 (-1)	853 (-2%)	16mo	$25,000	$29	52
235 E Olive St	0.56mi	2/1.0 (-1)	791 (-10%)	22mo	$35,900	$45	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.31×
• Total profit: $35,689
• Equity at exit: $6,610

10-year hold

• IRR: —
• Equity multiple: 13.08×
• Total profit: $81,166
• Equity at exit: $7,664

Cash invested: $6,720 (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 71101

• Home prices YoY: -0.4%
• Active inventory: 61
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $927 high
• Mortgage (P&I): −$126
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $577

Break-even live

Break-even rent $197

Max offer price $24,000

Occupancy floor 33%

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 E Jordan St Unit 251 Shreveport, LA	2.0	1.0	784	$900	$1.15	43d	1	0.28mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	21d	1	0.28mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$2,042	$2.20	13d	10	0.49mi
336 E Olive St Shreveport, LA	2.0	1.0	600	$595	$0.99	43d	1	0.51mi
2317 Freewater St Shreveport, LA	2.0	1.0	695	$750	$1.08	13d	1	0.73mi
402 Egan St Unit Gilbert, 1320 Shreveport, LA	2.0	1.0	600	$565	$0.94	21d	1	0.86mi
2201 Naples St Bossier City, LA	2.0	1.0	759	$775	$1.02	43d	1	0.86mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	43d	1	0.87mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	43d	1	0.93mi
2618 Roosevelt Ave Shreveport, LA	3.0	1.0	845	$1,000	$1.18	21d	1	0.94mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	13d	11	0.94mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	43d	1	1.01mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	21d	1	1.04mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	21d	1	1.09mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	1.10mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	1.12mi
100 Crossroads Blvd Bossier City, LA	1.0–2.0	1.0–2.0	858	$1,299	$1.51	43d	1	1.14mi
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	13d	6	1.21mi
305 Orleans St Bossier City, LA	2.0	1.5	1021	$1,000	$0.98	21d	1	1.30mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	21d	1	1.31mi
2248 Loreco St Bossier City, LA	3.0	2.0	1073	$1,400	$1.30	43d	1	1.32mi
1120 Margaret St Bossier City, LA	2.0	1.0	950	$1,200	$1.26	21d	1	1.34mi
205 Royal St Bossier City, LA	2.0	1.5	1100	$1,100	$1.00	43d	1	1.38mi
400 John Wesley Blvd Bossier City, LA	2.0	1.5	935	$842	$0.90	13d	2	1.44mi
1148 Dudley Ln Bossier City, LA	3.0	1.0	1013	$925	$0.91	13d	1	1.44mi

Listing history 3 events

1. 2026-03-14
   status Pending
2. 2026-03-14
   listed $24,000 Active
3. 2001-06-28
   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: $237 · $20/mo
• Projected year-2 tax: $237 · $20/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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,122
• − Mortgage interest: −$1,344
• − Property taxes: −$237
• − Insurance: −$120
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$698
• Taxable income: $6,943
• Est. tax owed @ 24.0%: −$1,666
• After-tax cash flow: $5,252/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): 6,415
• Household income: $19,351
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 702.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 29% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Tagalog/Filipino 0%

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: ▼ -0.30%
• Current HPI: 74.2131
• Rent YoY: —
• 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

3 events — show timeline

• 2026-03-14 Pending — NTREIS
• 2026-03-14 Listed $24,000 NTREIS
• 2001-06-28 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $237 · -18.7% YoY. Source: county tax records.