5454 Financial Plz Unit 3-C · Shreveport, LA 71129

$60,000

1 bd · 1.5 ba · 966 sqft · SingleFamily · 86 Days on market

Built 1984 Fair condition 523 sqft lot $62/sqft · 28% below area Est $84k · 28% under $166/mo HOA · 16% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity or great first time buyer condo. Last Rent was $850 per month. Unit needs some upgrades. Half bath downstairs and full bathroom and bedroom upstairs. Formal living and separate dining area with fireplace. Upstairs open flex space for computer desk area. Outdoor fenced in patio area for privacy. Property comes with 6 months free Management Services for investors.

Key facts

• Formal living
• Separate dining area
• $166 HOA

Tags

• OUTDOOR FENCED IN PATIO
• FORMAL LIVING
• SEPARATE DINING AREA
• UPSTAIRS OPEN FLEX SPACE

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$83,511) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 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: Turner Elementary Middle School (math 8% / reading 16%, grade F, #568 of 646 statewide, top 89%, 1,371 students, 81% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Huntington High School (math 6% / reading 34%, grade F, #183 of 265 statewide, top 70%, 1,228 students, 72% FRL).
• Zoned-school proficiency averages 39% at this address vs 26% district-wide (+13 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: 77 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 + 3.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 6604% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.72% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.70%
• DSCR: 1.74
• GRM: 4.8

CMA / ARV

• ARV (median comp): $83,511
• List price: $60,000
• Delta: -28.15%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5454 Financial Plz Unit 4A	0.00mi	2/1.5 (+1)	1,015 (+5%)	4mo	$100,000	$99	84

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $5,285
• Equity at exit: $8,946

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $24,253
• Equity at exit: $5,188

Cash invested: $16,800 (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 71129

• Home prices YoY: -27.2%
• Active inventory: 77
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$166
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $234

Break-even live

Break-even rent $735

Max offer price $60,000

Occupancy floor 72%

Sensitivity live

Price	-10% $275	-5% $255	+0% $234	+5% $213	+10% $192
Rent	-10% $152	-5% $193	+0% $234	+5% $275	+10% $315
Rate	-1.0pp $264	-0.5pp $249	base $234	+0.5pp $218	+1.0pp $202

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5610 Buncombe Rd Shreveport, LA	1.0–3.0	1.0–2.0	1060	$1,082	$1.02	15d	5	0.22mi
6000 W 70th St Shreveport, LA	1.0–2.0	1.0–2.0	798	$780	$0.98	15d	13	0.99mi

HOA detail

• Monthly dues: $166 · $1,992/yr

Listing history 11 events

1. 2026-05-10
   historical $850
2. 2026-05-08
   status Pending 387-char remark

   Show marketing remark (387 chars)

   Investment Opportunity or great first time buyer condo. Last Rent was $850 per month. Unit needs some upgrades. Half bath downstairs and full bathroom and bedroom upstairs. Formal living and separate dining area with fireplace. Upstairs open flex space for computer desk area. Outdoor fenced in patio area for privacy. Property comes with 6 months free Management Services for investors.

3. 2026-05-01
   price $850
4. 2026-04-07
   listed $895
5. 2026-02-11
   listed $60,000 Active 387-char remark

   Show marketing remark (387 chars)

   Investment Opportunity or great first time buyer condo. Last Rent was $850 per month. Unit needs some upgrades. Half bath downstairs and full bathroom and bedroom upstairs. Formal living and separate dining area with fireplace. Upstairs open flex space for computer desk area. Outdoor fenced in patio area for privacy. Property comes with 6 months free Management Services for investors.

6. 2026-02-09
   historical $850
7. 2026-02-06
   listed $850
8. 2026-02-04
   historical $850
9. 2026-01-31
   listed $850
10. 2026-01-31
    historical $850
11. 2026-01-15
    listed $850

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $12,371
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$990
• − Management: −$990
• − HOA: −$1,992
• − Depreciation: −$1,745
• Taxable income: $2,093
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $2,303/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to update the kitchen and bathrooms, and to improve the interior aesthetics. The home is in fair condition with good roof and exterior, and has a good curb appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate bathroom wallpaper — dated and in need of replacement

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpeted flooring — improves comfort and reduces maintenance
• Both update kitchen cabinets and appliances — modernizes the space and increases appeal
• Both update bathroom fixtures and wallpaper — modernizes the space and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
bathroom wallpaper · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpeted flooring — improves comfort and reduces maintenance ↑
• Both update kitchen cabinets and appliances — modernizes the space and increases appeal ↑
• Both update bathroom fixtures and wallpaper — modernizes the space and increases appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 164,123
• Population (ZIP): 12,395

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 (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -52.87%
• Current HPI: 141.6996
• Rent YoY: —
• Metro: —
• 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

11 events — show timeline

• 2026-05-10 Rental Removed $850 APPFOLIO
• 2026-05-08 Pending — NTREIS
• 2026-05-01 Price Changed $850 APPFOLIO
• 2026-04-07 Listed for Rent $895 APPFOLIO
• 2026-02-11 Listed $60,000 NTREIS
• 2026-02-09 Rental Removed $850 APPFOLIO
• 2026-02-06 Listed for Rent $850 APPFOLIO
• 2026-02-04 Rental Removed $850 NTREIS
• 2026-01-31 Listed for Rent $850 NTREIS
• 2026-01-31 Rental Removed $850 APPFOLIO
• 2026-01-15 Listed for Rent $850 APPFOLIO