2714 Bolch St · Shreveport, LA 71104

$139,900

3 bd · 1.5 ba · 1,126 sqft · SingleFamily public records · 60 Days on market

Built 1956 8,364 sqft lot Est $131k · 7% over

---

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 +16.2/30.0
• DSCR +5.0/10.0
• ARV discount +4.3/15.0
• 1% rule +3.8/10.0
• 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

Absolutely adorable home in Anderson Island! This home is truly turn key! Refinished parquet wood floors throughout. Recently painted. Newer appliances installed in 2019. This 3 bed, 1.5 bath home features 1126 sq ft. Great size living room upon entry connected to dining area. Good size kitchen that has been opened up to living room to provide plenty of natural light along with bar seatnig. Kitchen has exterior access that gives easy entry to the carport. Good sizes bedroom with the primary having an ensuite half bath. Good size main bathroom with tiled tub.shower combo. Great size back yard with additional metal storage shed. Must see!

Key facts

• Updated bathrooms
• 8,364 sq ft lot
• Parking

Tags

• UPDATED BATHROOMS
• NEW LIGHTING FIXTURES
• NEW PLUMBING FIXTURES
• NEWLY INSTALLED RANGE

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; Carport (1 covered space); Driveway; Additional parking; Concrete parking surface
• Utilities: City water; City sewer; Cable available
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1956; Brick and siding exterior; Asphalt shingle roof; Slab foundation
• Exterior features: Chain link fencing; Shed(s) on the property; Lot smaller than 0.5 acre (approximately 0.192 acres)

Interior

• Kitchen: Dishwasher; Electric range; Vented exhaust fan; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom on level 1 (15 x 15); Total of 3 bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Cable TV available; Decorative lighting; Eat-in kitchen; High-speed internet available; Pantry; One living area; One dining area; Two total rooms
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $75 ($895/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 $123k (11.7% below list).
• Recommended offer: $123k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.7% in Shreveport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Shreve Island Elementary School (math 33% / reading 42%, grade F, #247 of 646 statewide, top 39%, 731 students, 56% FRL); 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 41% FRL vs 64% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 58% at this address vs 26% district-wide (+31 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); 147 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $967 of loan paydown is wiped out by about $4k 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 60 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.
• Current owner paid $111k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $123,473 (11.7% below list)

Questions for the listing agent

1. It's been on market 60 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 1956 — 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: 0.88% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $130,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2612 W Cavett Dr	0.17mi	3/1.0	1,121 (-0%)	4mo	$130,000	$116	86
2839 Alvin Ln	0.22mi	3/1.0	1,135 (+1%)	2mo	$137,000	$121	85
2608 E Cavett Dr	0.12mi	3/1.0	1,169 (+4%)	5mo	$76,900	$66	82
2801 E Cavett Dr	0.09mi	3/1.5	1,224 (+9%)	5mo	$174,500	$143	77
2805 Doles Pl	0.12mi	3/1.5	1,249 (+11%)	2mo	$149,900	$120	75
3035 Dallas St	0.56mi	3/1.0	1,111 (-1%)	2mo	$100,000	$90	68
2819 Doles Pl	0.15mi	3/1.5	1,255 (+12%)	8mo	$127,500	$102	67
715 E Washington St	0.33mi	3/1.0	1,042 (-8%)	5mo	$144,900	$139	66
728 Kimbrough St	0.32mi	3/1.0	1,239 (+10%)	2mo	$136,800	$110	65
2903 Bolch St	0.20mi	3/1.5	1,275 (+13%)	7mo	$147,900	$116	63
854 Surrey Rd	0.57mi	3/1.0	1,209 (+7%)	5mo	$149,000	$123	55
738 Acklen St	0.28mi	2/1.0 (-1)	1,293 (+15%)	8mo	$115,000	$89	49

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-17,242
• Equity at exit: $20,860

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-6,082
• Equity at exit: $12,096

Cash invested: $39,172 (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: 147
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$734
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $75

Break-even live

Break-even rent $1,140

Max offer price $139,900

Occupancy floor 89%

Sensitivity live

Price	-10% $154	-5% $114	+0% $75	+5% $35	+10% $-5
Rent	-10% $-23	-5% $26	+0% $75	+5% $123	+10% $172
Rate	-1.0pp $145	-0.5pp $110	base $75	+0.5pp $38	+1.0pp $1

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	15d	1	0.16mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	23d	1	0.18mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	15d	11	0.29mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	15d	1	0.30mi
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	15d	6	0.35mi
2618 Roosevelt Ave Shreveport, LA	3.0	1.0	845	$1,000	$1.18	23d	1	0.50mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$2,042	$2.20	15d	10	0.69mi
3131 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	866	$985	$1.14	15d	11	0.81mi
3201 Knight St Shreveport, LA	1.0–2.0	1.0	781	$900	$1.15	15d	3	0.90mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	23d	1	0.91mi
4024 Reily Ln Shreveport, LA	3.0	1.0	1220	$1,275	$1.05	23d	1	0.95mi
3215 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	862	$1,065	$1.24	15d	7	0.98mi
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	15d	1	1.02mi
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	46d	1	1.03mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	23d	1	1.07mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	23d	1	1.07mi
253 E Jordan St Unit 251 Shreveport, LA	2.0	1.0	784	$900	$1.15	45d	1	1.07mi
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	23d	1	1.10mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	15d	1	1.11mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	45d	1	1.15mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	15d	1	1.22mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	15d	1	1.24mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	23d	1	1.26mi
2201 Naples St Bossier City, LA	2.0	1.0	759	$775	$1.02	45d	1	1.31mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	15d	1	1.31mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	45d	1	1.32mi
1147 Cornwell Ave Unit 1 Shreveport, LA	3.0	2.0	1200	$895	$0.75	15d	1	1.35mi
219 E Slattery Blvd Shreveport, LA	2.0	1.0	1047	$1,000	$0.96	45d	1	1.39mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	45d	1	1.41mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	45d	1	1.42mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	15d	1	1.42mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	15d	1	1.45mi

Listing history 30 events

1. 2026-06-21
   days on market $139,900 Active 60 DOM
2. 2026-06-18
   days on market $139,900 Active 57 DOM
3. 2026-06-17
   days on market $139,900 Active 56 DOM
4. 2026-06-16
   days on market $139,900 Active 55 DOM
5. 2026-06-15
   days on market $139,900 Active 54 DOM
6. 2026-06-14
   days on market $139,900 Active 52 DOM
7. 2026-06-13
   days on market $139,900 Active 51 DOM
8. 2026-06-10
   days on market $139,900 Active 49 DOM
9. 2026-06-09
   days on market $139,900 Active 48 DOM
10. 2026-06-08
    days on market $139,900 Active 47 DOM
11. 2026-06-07
    days on market $139,900 Active 46 DOM
12. 2026-06-05
    days on market $139,900 Active 43 DOM
13. 2026-06-03
    days on market $139,900 Active 42 DOM
14. 2026-06-02
    days on market $139,900 Active 41 DOM
15. 2026-06-01
    days on market $139,900 Active 40 DOM
16. 2026-05-31
    days on market $139,900 Active 39 DOM
17. 2026-05-30
    days on market $139,900 Active 38 DOM
18. 2026-05-20
    status Active
19. 2026-04-24
    historical Active Contingent
20. 2026-04-22
    listed $139,900 Active
21. 2024-07-17
    historical $1,100
22. 2024-07-12
    historical $1,100
23. 2024-07-12
    listed $1,100
24. 2024-07-11
    listed $1,100
25. 2023-02-03
    soldstatus $111,000
26. 2023-01-31
    soldstatus Closed 644-char remark

    Show marketing remark (644 chars)

    Absolutely adorable home in Anderson Island! This home is truly turn key! Refinished parquet wood floors throughout. Recently painted. Newer appliances installed in 2019. This 3 bed, 1.5 bath home features 1126 sq ft. Great size living room upon entry connected to dining area. Good size kitchen that has been opened up to living room to provide plenty of natural light along with bar seatnig. Kitchen has exterior access that gives easy entry to the carport. Good sizes bedroom with the primary having an ensuite half bath. Good size main bathroom with tiled tub.shower combo. Great size back yard with additional metal storage shed. Must see!

27. 2023-01-07
    status Pending 644-char remark

    Show marketing remark (644 chars)

    Absolutely adorable home in Anderson Island! This home is truly turn key! Refinished parquet wood floors throughout. Recently painted. Newer appliances installed in 2019. This 3 bed, 1.5 bath home features 1126 sq ft. Great size living room upon entry connected to dining area. Good size kitchen that has been opened up to living room to provide plenty of natural light along with bar seatnig. Kitchen has exterior access that gives easy entry to the carport. Good sizes bedroom with the primary having an ensuite half bath. Good size main bathroom with tiled tub.shower combo. Great size back yard with additional metal storage shed. Must see!

28. 2023-01-04
    listed $120,000 Active 644-char remark

    Show marketing remark (644 chars)

    Absolutely adorable home in Anderson Island! This home is truly turn key! Refinished parquet wood floors throughout. Recently painted. Newer appliances installed in 2019. This 3 bed, 1.5 bath home features 1126 sq ft. Great size living room upon entry connected to dining area. Good size kitchen that has been opened up to living room to provide plenty of natural light along with bar seatnig. Kitchen has exterior access that gives easy entry to the carport. Good sizes bedroom with the primary having an ensuite half bath. Good size main bathroom with tiled tub.shower combo. Great size back yard with additional metal storage shed. Must see!

29. 2019-06-17
    soldstatus $73,000
30. 2001-07-16
    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: $1,307 · $109/mo
• Projected year-2 tax: $1,307 · $109/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: $14,817
• − Mortgage interest: −$7,837
• − Property taxes: −$1,307
• − Insurance: −$700
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$4,070
• Taxable loss: −$1,467
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $1,247/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

+91.6% since first listed

13 events — show timeline

• 2026-05-20 Relisted — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-04-22 Listed $139,900 NTREIS
• 2024-07-17 Rental Removed $1,100 APPFOLIO
• 2024-07-12 Rental Removed $1,100 RENT.
• 2024-07-12 Listed for Rent $1,100 APPFOLIO
• 2024-07-11 Listed for Rent $1,100 RENT.
• 2023-02-03 Sold (Public Records) $111,000 Public Records
• 2023-01-31 Sold (MLS) — NTREIS
• 2023-01-07 Pending — NTREIS
• 2023-01-04 Listed $120,000 NTREIS
• 2019-06-17 Sold (Public Records) $73,000 Public Records
• 2001-07-16 Sold (Public Records) — Public Records

Property tax history

+13.2%/yr

Latest (2025): $1,307 · +0.4% YoY. Source: county tax records.