3056 Desoto St · Shreveport, LA 71109

$62,000

3 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 1 Days on market

Built 2002 10,803 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Beautiful 3 bedroom home, with a beautiful building on the back of the home, great for a caveman. located on a nice corner lot.

Key facts

• 0.25 acre lot
• Built 2002

Property features AI

Finance

• Other: Possession is negotiable; Standard listing conditions
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; Electricity available; Natural gas available; Individual gas meter; Individual water meter; Cable available; Property in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2002
• Exterior features: Lot under 0.5 acre (approximately 0.248 acre); Located in Ingleside Subdivision

Interior

• Kitchen: Gas cooktop; Gas oven
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High speed internet available; One living area; One dining area; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($901 rent vs $62k).
• Cap rate 11.7% 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: 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: 125 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $429 of loan paydown is wiped out by about $732 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 (-1.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — 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

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.31%
• DSCR: 1.86
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $32,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2916 Woodford St	0.36mi	3/2.0	1,482 (-0%)	10mo	$25,000	$17	70
4528 Rightway Ave	0.40mi	3/2.0	1,550 (+4%)	3mo	$84,900	$55	68
3108 Woodford St	0.31mi	3/1.0	1,300 (-12%)	7mo	$20,400	$16	59
3221 Jackson St	0.68mi	3/2.0	1,518 (+2%)	9mo	$74,000	$49	53
2630 Emery St	0.49mi	3/1.5	1,392 (-6%)	15mo	$32,000	$23	52
3526 Ninock St	0.68mi	3/2.0	1,436 (-3%)	12mo	$31,200	$22	48
2617 Regent St	0.46mi	4/1.0 (+1)	1,700 (+15%)	2mo	$59,000	$35	48
2527 Emery St	0.60mi	3/1.0	1,310 (-12%)	7mo	$29,000	$22	46
2528 Attaway Ave	0.68mi	3/1.0	1,284 (-14%)	0mo	$22,500	$18	45
2828 Jackson St	0.70mi	3/2.0	1,620 (+9%)	4mo	$15,000	$9	44
2726 Corbitt St	0.70mi	3/2.0	1,600 (+8%)	13mo	$14,900	$9	39
2647 Murray St	0.72mi	3/1.0	1,262 (-15%)	3mo	$78,000	$62	39

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.73×
• Total profit: $12,636
• Equity at exit: $14,429

10-year hold

• IRR: 22.2%
• Equity multiple: 3.22×
• Total profit: $38,512
• Equity at exit: $14,698

Cash invested: $17,360 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 125
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $901 high
• Mortgage (P&I): −$325
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $279

Break-even live

Break-even rent $547

Max offer price $62,000

Occupancy floor 64%

Sensitivity live

Price	-10% $314	-5% $297	+0% $279	+5% $262	+10% $244
Rent	-10% $208	-5% $244	+0% $279	+5% $315	+10% $351
Rate	-1.0pp $311	-0.5pp $295	base $279	+0.5pp $263	+1.0pp $247

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	0.31mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	14d	1	0.34mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	14d	1	0.60mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	22d	1	0.60mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	22d	1	0.62mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	0.71mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	14d	1	0.72mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	14d	1	0.81mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	45d	1	0.87mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	22d	1	0.90mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	22d	1	0.99mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	44d	1	1.01mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	22d	1	1.04mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	44d	1	1.09mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	44d	1	1.13mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	22d	1	1.16mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	1.18mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	14d	1	1.19mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	44d	1	1.20mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	14d	1	1.25mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	44d	1	1.27mi
2711 Thayer St Shreveport, LA	4.0	1.0	1436	$1,552	$1.08	44d	1	1.30mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	22d	1	1.31mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	22d	1	1.34mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$900	$0.90	44d	1	1.41mi

Listing history 2 events

1. 2026-05-22
   listed $62,000 Active
2. 1983-06-24
   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: $973 · $81/mo
• Projected year-2 tax: $973 · $81/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 · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $10,806
• − Mortgage interest: −$3,473
• − Property taxes: −$973
• − Insurance: −$310
• − Repairs & maintenance: −$865
• − Management: −$865
• − Depreciation: −$1,804
• Taxable income: $2,518
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $2,748/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 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: ▼ -1.18%
• Current HPI: 54.4158
• 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

2 events — show timeline

• 2026-05-22 Listed $62,000 NTREIS
• 1983-06-24 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $973 · +0.4% YoY. Source: county tax records.