5218 Dalewood Dr · Shreveport, LA 71107

$169,900

3 bd · 2.0 ba · 1,666 sqft · SingleFamily public records · 173 Days on market

Built 1996 8,059 sqft lot $102/sqft · 22% below area Est $217k · 22% under ↓ 15% since listing

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Why this score? — see what drove the C- 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom and 2 bath home in Dalewood subdivision. Large living area. Nice kitchen with eat-in kitchen area. 2 car attached garage. Located on a quiet dead end street. AGENTS: see agent remarks on submitting an offer.

Key facts

• Dalewood subdivision
• 8,059 sq ft lot
• 2 garage spots

Tags

• DALEWOOD SUBDIVISION
• QUIET DEAD END STREET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $163k (4.2% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: North Highlands Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 354 students, 75% FRL); Donnie Bickham Middle School (math 12% / reading 27%, grade F, #167 of 218 statewide, top 76%, 907 students, 61% FRL); Northwood High School (math 14% / reading 35%, grade F, #153 of 265 statewide, top 62%, 1,068 students, 53% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 260 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($48k/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 $1k of loan paydown is wiped out by about $5k 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 173 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.96% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (median comp): $216,518
• List price: $169,900
• Delta: -21.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
955 Roanoke Dr	0.36mi	3/2.0	1,671 (+0%)	5mo	$220,000	$132	78
707 Pine Acres Rd	0.42mi	3/2.0	1,856 (+11%)	1mo	$225,000	$121	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-20,989
• Equity at exit: $25,333

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-9,769
• Equity at exit: $14,690

Cash invested: $47,572 (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 71107

• Home prices YoY: -34.5%
• Active inventory: 260
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$222 /mo · $2,659/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $102

Break-even live

Break-even rent $1,498

Max offer price $169,900

Occupancy floor 89%

Sensitivity live

Price	-10% $198	-5% $150	+0% $102	+5% $54	+10% $6
Rent	-10% $-26	-5% $38	+0% $102	+5% $167	+10% $231
Rate	-1.0pp $188	-0.5pp $145	base $102	+0.5pp $58	+1.0pp $13

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5047 Town North Dr Shreveport, LA	3.0	2.0	1845	$1,800	$0.98	15d	1	0.50mi
4360 Roy Rd Apt 406 Shreveport, LA	2.0	2.0	1065	$1,320	$1.24	15d	1	1.31mi

Listing history 29 events

1. 2026-06-21
   days on market $169,900 Active 173 DOM
2. 2026-06-18
   days on market $169,900 Active 170 DOM
3. 2026-06-17
   days on market $169,900 Active 169 DOM
4. 2026-06-16
   days on market $169,900 Active 168 DOM
5. 2026-06-15
   days on market $169,900 Active 167 DOM
6. 2026-06-14
   days on market $169,900 Active 165 DOM
7. 2026-06-13
   days on market $169,900 Active 164 DOM
8. 2026-06-10
   days on market $169,900 Active 162 DOM
9. 2026-06-09
   days on market $169,900 Active 161 DOM
10. 2026-06-08
    days on market $169,900 Active 160 DOM
11. 2026-06-07
    days on market $169,900 Active 159 DOM
12. 2026-06-05
    days on market $169,900 Active 156 DOM
13. 2026-06-03
    days on market $169,900 Active 155 DOM
14. 2026-06-02
    days on market $169,900 Active 154 DOM
15. 2026-06-01
    days on market $169,900 Active 153 DOM
16. 2026-05-31
    days on market $169,900 Active 152 DOM
17. 2026-05-30
    days on market $169,900 Active 151 DOM
18. 2026-05-07
    price $169,900 222-char remark

    Show marketing remark (222 chars)

    Nice 3 bedroom and 2 bath home in Dalewood subdivision. Large living area. Nice kitchen with eat-in kitchen area. 2 car attached garage. Located on a quiet dead end street. AGENTS: see agent remarks on submitting an offer.

19. 2026-04-06
    price $179,900 222-char remark

    Show marketing remark (222 chars)

    Nice 3 bedroom and 2 bath home in Dalewood subdivision. Large living area. Nice kitchen with eat-in kitchen area. 2 car attached garage. Located on a quiet dead end street. AGENTS: see agent remarks on submitting an offer.

20. 2026-03-30
    status Active 222-char remark

    Show marketing remark (222 chars)

    Nice 3 bedroom and 2 bath home in Dalewood subdivision. Large living area. Nice kitchen with eat-in kitchen area. 2 car attached garage. Located on a quiet dead end street. AGENTS: see agent remarks on submitting an offer.

21. 2026-03-29
    historical 222-char remark

    Show marketing remark (222 chars)

    Nice 3 bedroom and 2 bath home in Dalewood subdivision. Large living area. Nice kitchen with eat-in kitchen area. 2 car attached garage. Located on a quiet dead end street. AGENTS: see agent remarks on submitting an offer.

22. 2026-03-05
    price $182,500 222-char remark

    Show marketing remark (222 chars)

    Nice 3 bedroom and 2 bath home in Dalewood subdivision. Large living area. Nice kitchen with eat-in kitchen area. 2 car attached garage. Located on a quiet dead end street. AGENTS: see agent remarks on submitting an offer.

23. 2026-01-30
    price $188,000 222-char remark

    Show marketing remark (222 chars)

    Nice 3 bedroom and 2 bath home in Dalewood subdivision. Large living area. Nice kitchen with eat-in kitchen area. 2 car attached garage. Located on a quiet dead end street. AGENTS: see agent remarks on submitting an offer.

24. 2025-12-29
    listed $195,000 Active 222-char remark

    Show marketing remark (222 chars)

    Nice 3 bedroom and 2 bath home in Dalewood subdivision. Large living area. Nice kitchen with eat-in kitchen area. 2 car attached garage. Located on a quiet dead end street. AGENTS: see agent remarks on submitting an offer.

25. 2022-10-20
    soldstatus Closed 826-char remark

    Show marketing remark (826 chars)

    Want to enjoy the outdoors without being bother by insects, & relax in the glass enclosed patio? Then go north, outside of the city limits of Shreveport. Privately located on a cul-de-sac street, in a (RDA) Rural Development Area. No City Taxes! Home features a huge Living Room-Den with high ceilings & great natural light, that opens up to eat in kitchen. All 3 bedrooms are generously sized with double walk-in closets. Owners suite has a tub-shower combination & a separate walk-in shower. Home qualifies for Zero Down Payment Mortgage. Look quickly and be prepared to fall in love. Drapes are reserved by Seller. All information is believed to be accurate, but not guaranteed. All information including square footage and lot size to be verified by the buyer and the buyers agent during the inspection period.

26. 2022-10-20
    soldstatus $192,000

    Show marketing remark (826 chars)

    Want to enjoy the outdoors without being bother by insects, & relax in the glass enclosed patio? Then go north, outside of the city limits of Shreveport. Privately located on a cul-de-sac street, in a (RDA) Rural Development Area. No City Taxes! Home features a huge Living Room-Den with high ceilings & great natural light, that opens up to eat in kitchen. All 3 bedrooms are generously sized with double walk-in closets. Owners suite has a tub-shower combination & a separate walk-in shower. Home qualifies for Zero Down Payment Mortgage. Look quickly and be prepared to fall in love. Drapes are reserved by Seller. All information is believed to be accurate, but not guaranteed. All information including square footage and lot size to be verified by the buyer and the buyers agent during the inspection period.

27. 2022-08-26
    historical Active Contingent 826-char remark

    Show marketing remark (826 chars)

    Want to enjoy the outdoors without being bother by insects, & relax in the glass enclosed patio? Then go north, outside of the city limits of Shreveport. Privately located on a cul-de-sac street, in a (RDA) Rural Development Area. No City Taxes! Home features a huge Living Room-Den with high ceilings & great natural light, that opens up to eat in kitchen. All 3 bedrooms are generously sized with double walk-in closets. Owners suite has a tub-shower combination & a separate walk-in shower. Home qualifies for Zero Down Payment Mortgage. Look quickly and be prepared to fall in love. Drapes are reserved by Seller. All information is believed to be accurate, but not guaranteed. All information including square footage and lot size to be verified by the buyer and the buyers agent during the inspection period.

28. 2022-07-16
    listed $199,900 Active 826-char remark

    Show marketing remark (826 chars)

    Want to enjoy the outdoors without being bother by insects, & relax in the glass enclosed patio? Then go north, outside of the city limits of Shreveport. Privately located on a cul-de-sac street, in a (RDA) Rural Development Area. No City Taxes! Home features a huge Living Room-Den with high ceilings & great natural light, that opens up to eat in kitchen. All 3 bedrooms are generously sized with double walk-in closets. Owners suite has a tub-shower combination & a separate walk-in shower. Home qualifies for Zero Down Payment Mortgage. Look quickly and be prepared to fall in love. Drapes are reserved by Seller. All information is believed to be accurate, but not guaranteed. All information including square footage and lot size to be verified by the buyer and the buyers agent during the inspection period.

29. 1996-08-23
    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: $2,659 · $222/mo
• Projected year-2 tax: $2,659 · $222/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,528
• − Mortgage interest: −$9,517
• − Property taxes: −$2,659
• − Insurance: −$850
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$4,943
• Taxable loss: −$1,565
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $1,602/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

• County: Caddo Parish · 178,536 people
• City population: 164,123
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 31,734
• Household income: $48,365
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1346.0

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 51% White 43% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -62.11%
• Current HPI: 117.801
• 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

-15.0% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $169,900 NTREIS
• 2026-04-06 Price Changed $179,900 NTREIS
• 2026-03-30 Relisted — NTREIS
• 2026-03-29 Listing Removed — NTREIS
• 2026-03-05 Price Changed $182,500 NTREIS
• 2026-01-30 Price Changed $188,000 NTREIS
• 2025-12-29 Listed $195,000 NTREIS
• 2022-10-20 Sold (Public Records) $192,000 Public Records
• 2022-10-20 Sold (MLS) — NTREIS
• 2022-08-26 Contingent — NTREIS
• 2022-07-16 Listed $199,900 NTREIS
• 1996-08-23 Sold (Public Records) — Public Records

Property tax history

+32.2%/yr

Latest (2025): $2,659 · +0.5% YoY. Source: county tax records.