2208 Centenary Blvd · Shreveport, LA 71104

$50,000

4 bd · 2.0 ba · 2,324 sqft · MultiFamily public records · 3 Days on market

Built 1940 8,886 sqft lot ↓ 41% since listing

---

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

4 BED 2 BATH 2 two-story duplex Property is sold AS-Is no repairs . Home needs TLC . Owner turned home upstairs into music studio but can be turned back into an apartment . This will be a great investment property or a great flip. Seller wants to see all offers

Key facts

• Two-story duplex
• Music studio
• Investment property

Tags

• MUSIC STUDIO
• INVESTMENT PROPERTY
• TWO-STORY DUPLEX

Property features AI

Finance

• Financial info: No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Carport with space for 6 vehicles; Common/shared parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Two-story
• Construction: Wood construction; Built in 1940
• Exterior features: Lot under 0.5 acre (approximately 0.204 acres)

Interior

• Kitchen: No appliances listed
• Bedrooms: Four bedrooms (two on the first floor, two on the second floor; two labeled as primary bedrooms: one on first floor, one on second floor)
• Bathrooms: Two full bathrooms
• Interior features: Six total rooms; Two living areas; Two dining areas; Two levels

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 21.9% 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 (+3.6%/yr); 146 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1940 — 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 $50,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.70% ✓
• Cap rate: 21.87%
• Cash-on-cash: 55.64%
• DSCR: 3.48
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $158,032
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Columbia St	0.46mi	4/3.0	2,213 (-5%)	24mo	$149,900	$68	47
621 Robinson	0.59mi	5/3.0 (+1)	2,587 (+11%)	13mo	$75,000	$29	34

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: 54.7%
• Equity multiple: 3.43×
• Total profit: $34,076
• Equity at exit: $7,455

10-year hold

• IRR: 60.0%
• Equity multiple: 7.17×
• Total profit: $86,357
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$262
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $649

Break-even live

Break-even rent $530

Max offer price $50,000

Occupancy floor 47%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	43d	1	0.30mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	43d	1	0.37mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	43d	1	0.38mi
222 Stephenson St Shreveport, LA	3.0	2.5	2642	$2,000	$0.76	20d	1	0.84mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	20d	1	0.86mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	13d	1	0.86mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	43d	1	1.08mi
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	43d	1	1.11mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	13d	1	1.41mi

Listing history 4 events

1. 2026-06-18
   days on market $50,000 Active 3 DOM
2. 2026-06-17
   days on market $50,000 Active 2 DOM
3. 2026-06-15
   remarks 264-char remark
4. 2026-06-15
   listed $50,000 Active 1 DOM

ⓘ 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: $1,628 · $136/mo
• Projected year-2 tax: $1,628 · $136/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 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: $16,221
• − Mortgage interest: −$2,801
• − Property taxes: −$1,628
• − Insurance: −$250
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$1,455
• Taxable income: $7,492
• Est. tax owed @ 24.0%: −$1,798
• After-tax cash flow: $5,992/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

-41.2% since first listed

5 events — show timeline

• 2026-06-15 Listed $50,000 NTREIS
• 2009-12-18 Sold (Public Records) $85,000 Public Records
• 2006-01-05 Sold (Public Records) — Public Records
• 2004-10-22 Sold (Public Records) — Public Records
• 2000-02-22 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,628 · +0.4% YoY. Source: county tax records.