The Grove Plan · Shreveport, LA 71119

$49,999

2 bd · 2.0 ba · 1,056 sqft · SingleFamily · 432 Days on market

Excellent condition

---

Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Pinecrest, a spacious and scenic all-age, pet-friendly community nestled in Shreveport, LA. With rolling hills and plenty of grassy open spaces, Pinecrest offers a beautiful and relaxing setting for residents of all ages. Enjoy a refreshing swim in the pool, shoot hoops on the basketball court, or gather with friends in the clubhouse. The community also features convenient laundry facilities and a playground for endless family fun. Pinecrest is the perfect place to enjoy an active lifestyle in a welcoming environment.

Key facts

• Basketball court
• Grassy open spaces
• Listed 431 days

Tags

• GRASSY OPEN SPACES
• REFRESHING SWIM IN THE POOL
• BASKETBALL COURT
• GATHER IN THE CLUBHOUSE
• CONVENIENT LAUNDRY FACILITIES
• PLAYGROUND FOR FAMILY FUN

🏗️ New construction. The $49,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $125,445.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-582 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $41k (17.7% below list).
• Meets the 1% rule at list price ($900 rent vs $50k).
• Recommended offer: $41k (17.7% below list) — sets the bar for cash-flow.

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: 169 active listings in the ZIP; 1 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 $867 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 432 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 65% 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 $41,162 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 432 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.33%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $125,445
• List price: $49,999
• Delta: -60.14%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6505 Dianne St	1.11mi	3/1.5 (+1)	1,064 (+1%)	12mo	$105,000	$99	47
6525 Dianne St	1.12mi	3/1.5 (+1)	1,099 (+4%)	10mo	$120,000	$109	42
6424 Oak Valley Dr	0.81mi	3/1.0 (+1)	1,113 (+5%)	23mo	$78,900	$71	28
6922 Shorewood Dr	1.08mi	3/1.5 (+1)	1,250 (+18%)	9mo	$164,500	$132	26
6420 Jefferson Paige Rd	0.82mi	3/2.0 (+1)	1,260 (+19%)	20mo	$148,900	$118	19

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: -56.8%
• Equity multiple: -0.63×
• Total profit: $-57,149
• Equity at exit: $18,704

10-year hold

• IRR: —
• Equity multiple: -1.74×
• Total profit: $-96,414
• Equity at exit: $10,846

Cash invested: $35,125 (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 →

Active competition Active MLS

• For sale now: 13 active · 1 under contract
• Median asking: $49,999 ($56/sqft)
• Median days on market: 362 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +112.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71119

• Home prices YoY: -25.7%
• Active inventory: 169
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$658
• Tax est. 1.5%: −$157 /mo · $1,882/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-582

Break-even live

Break-even rent $1,637

Max offer price $41,162

Occupancy floor —

Sensitivity live

Price	-10% $-496	-5% $-539	+0% $-582	+5% $-626	+10% $-669
Rent	-10% $-654	-5% $-618	+0% $-582	+5% $-547	+10% $-511
Rate	-1.0pp $-519	-0.5pp $-551	base $-582	+0.5pp $-615	+1.0pp $-648

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: $31,361
• Closing costs: $3,763
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3073 Gorton Rd Shreveport, LA	2.0	1.0	1244	$900	$0.72	62d	1	1.45mi

Listing history 24 events

1. 2026-06-29
   days on market $49,999 Active 432 DOM
2. 2026-06-28
   days on market $49,999 Active 431 DOM
3. 2026-06-28
   days on market $49,999 Active 430 DOM
4. 2026-06-27
   days on market $49,999 Active 429 DOM
5. 2026-06-25
   days on market $49,999 Active 427 DOM
6. 2026-06-23
   days on market $49,999 Active 425 DOM
7. 2026-06-21
   days on market $49,999 Active 424 DOM
8. 2026-06-18
   days on market $49,999 Active 421 DOM
9. 2026-06-17
   days on market $49,999 Active 420 DOM
10. 2026-06-16
    days on market $49,999 Active 419 DOM
11. 2026-06-15
    days on market $49,999 Active 418 DOM
12. 2026-06-14
    days on market $49,999 Active 416 DOM
13. 2026-06-13
    days on market $49,999 Active 415 DOM
14. 2026-06-10
    days on market $49,999 Active 413 DOM
15. 2026-06-09
    days on market $49,999 Active 412 DOM
16. 2026-06-08
    days on market $49,999 Active 411 DOM
17. 2026-06-07
    days on market $49,999 Active 410 DOM
18. 2026-06-05
    days on market $49,999 Active 407 DOM
19. 2026-06-03
    days on market $49,999 Active 406 DOM
20. 2026-06-02
    days on market $49,999 Active 405 DOM
21. 2026-06-01
    days on market $49,999 Active 404 DOM
22. 2026-05-31
    days on market $49,999 Active 403 DOM
23. 2026-05-30
    days on market $49,999 Active 402 DOM
24. 2025-04-23
    listed $49,999 Active 534-char remark

    Show marketing remark (534 chars)

    Welcome to Pinecrest, a spacious and scenic all-age, pet-friendly community nestled in Shreveport, LA. With rolling hills and plenty of grassy open spaces, Pinecrest offers a beautiful and relaxing setting for residents of all ages. Enjoy a refreshing swim in the pool, shoot hoops on the basketball court, or gather with friends in the clubhouse. The community also features convenient laundry facilities and a playground for endless family fun. Pinecrest is the perfect place to enjoy an active lifestyle in a welcoming environment.

ⓘ 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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,800
• − Mortgage interest: −$7,027
• − Property taxes: −$1,882
• − Insurance: −$5,746
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$3,649
• Taxable loss: −$9,232
• Est. tax savings @ 24.0%: +$2,216
• After-tax cash flow: $-4,774/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 · 1 photo

Excellent 95/100 None rehab

This single-family home in Shreveport, LA, is in excellent condition with no visible repairs needed. It offers a great opportunity for a potential buyer or investor looking for a move-in-ready property.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior appearance and value ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Turner Elementary Middle School F LA #568/646 Nat'l #38,100/41,679 Middle Caddo Parish Middle Magnet School A+ LA #1/218 Nat'l #104/14,009 High Huntington High School F LA #183/265 Nat'l #14,027/17,239

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

D Composite livability gradescore 59/100

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 · 243,190 people
• City population: 164,123
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 10,364
• Household income: $58,378
• Rent vs Own: 24.3% rent · 75.7% own

---

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 34% Asian 3% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• 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: ▼ -44.76%
• Current HPI: 129.6866
• 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

1 event — show timeline

• 2025-04-23 Listed $49,999 Zillow