246 Brookbriar Dr · Shreveport, LA 71107

$125,000

3 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 6 Days on market

Built 2001 8,712 sqft lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• 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

Looking for an affordable place to call home? This 3 bedroom 2.5 bath beauty offers comfort, space, and value at an attractive price point. Spacious living area , great yard and convenient location. whether your first time homebuyer an investment opportunity this home deserves a look. call for showing now. Sold as is

Key facts

• Great yard
• Convenient location
• 8,712 sq ft lot

Tags

• GREAT YARD
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Possession available in 30–60 days; Listing status: Active
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Covered carport with 2 spaces; Additional parking available
• Security: Not specified
• Utilities: City sewer; City water; Electricity available; Not in a municipal utility district
• Home design: Single family residence; Attached property; Built in 2001
• Construction: Year built 2001
• Exterior features: Lot less than 0.5 acre (approx. 0.20 acre); Subdivision: Highland Park Sub; Directions: see GPS

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator; Granite counters
• Bedrooms: 3 bedrooms (primary bedroom on level 1, approx. 16 x 16)
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Not specified
• Interior features: Granite counters; Open floorplan; One-level layout
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $123k (1.7% below list).
• Recommended offer: $123k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: 262 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $864 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $122,842 (1.7% below list)

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: 0.98% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $69,300
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Brookbriar Dr	0.09mi	3/1.5	1,237 (-2%)	4mo	$58,600	$47	89
1113 Fenwick Dr	0.03mi	3/1.5	1,208 (-4%)	3mo	$75,000	$62	89
113 Brookbriar Dr	0.19mi	3/1.0	1,252 (-1%)	5mo	$24,900	$20	84
130 Mayfair Dr	0.21mi	3/1.5	1,297 (+3%)	3mo	$75,000	$58	83
418 Mayfair Dr	0.31mi	3/1.5	1,330 (+6%)	9mo	$40,000	$30	69
1121 Heatherwood Dr	0.15mi	3/2.0	1,437 (+14%)	1mo	$126,500	$88	66
401 Seneca Trl	0.32mi	3/2.0	1,327 (+5%)	12mo	$70,000	$53	65
413 Seneca Trl	0.34mi	3/2.5	1,176 (-7%)	8mo	$64,900	$55	63
1114 Dunbriar Dr	0.08mi	3/1.5	1,076 (-15%)	15mo	$122,000	$113	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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,991
• Equity at exit: $18,638

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $8,738
• Equity at exit: $10,808

Cash invested: $35,000 (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 71107

• Home prices YoY: -34.5%
• Active inventory: 262
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $193

Break-even live

Break-even rent $984

Max offer price $125,000

Occupancy floor 79%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Chickasaw Trl Shreveport, LA	2.0	1.5	1124	$1,200	$1.07	43d	1	0.42mi
745 Tecumseh Trl Unit 745 Shreveport, LA	3.0	1.0	1200	$875	$0.73	43d	1	0.90mi
413 Montgomery St Bossier City, LA	3.0	1.0	1152	$1,000	$0.87	13d	1	1.45mi
301 Edwards St Bossier City, LA	2.0	1.0	900	$1,175	$1.31	21d	1	1.48mi

Listing history 6 events

1. 2026-06-15
   statusdays on market $125,000 Pending 6 DOM
2. 2026-06-14
   days on market $125,000 Active 5 DOM
3. 2026-06-13
   days on market $125,000 Active 4 DOM
4. 2026-06-10
   days on market $125,000 Active 2 DOM
5. 2026-06-09
   remarks 322-char remark
6. 2026-06-09
   listed $125,000 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: $837 · $70/mo
• Projected year-2 tax: $837 · $70/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 3/10 Moderate FEMA zone X · 20% 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 63% 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: $14,741
• − Mortgage interest: −$7,002
• − Property taxes: −$837
• − Insurance: −$625
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$3,636
• Taxable income: $282
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,250/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): 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

+8.7% since first listed

9 events — show timeline

• 2026-06-08 Listed $125,000 NTREIS
• 2021-10-28 Sold (Public Records) $115,000 Public Records
• 2021-10-27 Sold (MLS) — NTREIS
• 2021-09-28 Pending — NTREIS
• 2021-09-25 Relisted — NTREIS
• 2021-09-11 Pending — NTREIS
• 2021-08-22 Listed $115,000 NTREIS
• 2005-08-09 Sold (Public Records) — Public Records
• 1990-11-16 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $837 · +0.4% YoY. Source: county tax records.