1704 Missouri Ave · Shreveport, LA 71109

$49,000

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 4 Days on market

Built 1985 9,845 sqft lot Est $43k · 13% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• ARV discount +1.6/15.0

Listing remarks

Investment Opportunity1704 & 1708 Missouri Avenue Investor Special! Two homes on one lot being sold together. Located at 1704 and 1708 Missouri Avenue, this package presents an opportunity for an investor looking to add value and increase cash flow. Both properties feature roof replacements completed approximately 5 years ago and updated PEX water lines, reducing some of the major capital improvement concerns. One home is currently tenant-occupied, providing immediate income, while the second home is vacant and ready for renovation, repositioning, or occupancy. Property Highlights: Two separate homes on one lot Must be purchased together 1708 Missouri Avenue currently occupied

Key facts

• Two separate homes
• Roof replacements
• 9,845 sq ft lot

Tags

• TWO SEPARATE HOMES
• ROOF REPLACEMENTS
• UPDATED PEX WATER LINES
• VALUE ADD IMPROVEMENTS
• INCREASED RENTAL INCOME

Property features AI

Finance

• Other: Property type: Residential; Possession at closing/funding; Listing status: Active
• Financial info: No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Attached property; One story
• Construction: Built in 1985
• Exterior features: Lot under 0.5 acre (approximately 0.226 acre); Subdivision: Winsborough Sub

Interior

• Kitchen: Gas cooktop
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Total of 8 rooms; Single-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($777 rent vs $49k).
• Cap rate 13.3% 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: 123 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $339 of loan paydown is wiped out by about $578 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $49,000

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: 1.59% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.07%
• DSCR: 2.12
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $43,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2824 W Caperton St	0.11mi	2/1.0	1,100 (-4%)	2mo	$60,900	$55	87
2609 Ashton St	0.48mi	3/1.0 (+1)	1,144 (+0%)	1mo	$55,000	$48	71
3137 Looney St	0.58mi	2/1.0	1,134 (-0%)	2mo	$60,000	$53	70
1713 Madison Ave	0.37mi	3/1.0 (+1)	1,066 (-6%)	5mo	$23,000	$22	62
2631 Lillian St	0.30mi	3/2.0 (+1)	1,227 (+8%)	6mo	$125,000	$102	59
2209 Murphy St	0.55mi	3/1.5 (+1)	1,187 (+4%)	3mo	$40,000	$34	58
3121 Ashton St	0.52mi	2/1.0	1,016 (-11%)	1mo	$31,000	$31	57
1438 Arlington Ave	0.49mi	3/1.0 (+1)	1,030 (-10%)	4mo	$19,500	$19	53
2751 Looney St	0.50mi	3/2.0 (+1)	1,235 (+8%)	2mo	$19,000	$15	52
2230 Darien St	0.61mi	3/2.0 (+1)	1,221 (+7%)	2mo	$47,000	$38	49
3528 Lakeshore Dr	0.69mi	3/1.0 (+1)	1,270 (+11%)	2mo	$85,000	$67	42
2031 Ashton St	0.72mi	3/1.0 (+1)	1,279 (+12%)	1mo	$17,000	$13	40

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: 22.7%
• Equity multiple: 2.03×
• Total profit: $14,171
• Equity at exit: $11,403

10-year hold

• IRR: 28.3%
• Equity multiple: 3.88×
• Total profit: $39,447
• Equity at exit: $11,616

Cash invested: $13,720 (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: 123
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $777 high
• Mortgage (P&I): −$257
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $287

Break-even live

Break-even rent $414

Max offer price $49,000

Occupancy floor 58%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	0.27mi
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	21d	1	0.35mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	13d	1	0.49mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	0.58mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	43d	1	0.58mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	0.62mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	0.74mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	13d	1	0.74mi
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	43d	1	0.86mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.93mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	0.95mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	1.09mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	1.18mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	1.21mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.26mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	43d	1	1.27mi
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	43d	1	1.34mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$798	$0.80	43d	1	1.36mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	43d	1	1.38mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	1.39mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	1.40mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	43d	1	1.44mi

Listing history 5 events

1. 2026-06-18
   days on market $49,000 Active 4 DOM
2. 2026-06-17
   days on market $49,000 Active 3 DOM
3. 2026-06-16
   days on market $49,000 Active 2 DOM
4. 2026-06-15
   remarks 695-char remark
5. 2026-06-15
   listed $49,000 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: $595 · $50/mo
• Projected year-2 tax: $595 · $50/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $9,320
• − Mortgage interest: −$2,745
• − Property taxes: −$595
• − Insurance: −$245
• − Repairs & maintenance: −$746
• − Management: −$746
• − Depreciation: −$1,425
• Taxable income: $2,819
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $2,763/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

• 2026-06-14 Listed $49,000 NTREIS
• 1997-09-26 Sold (Public Records) — Public Records

Property tax history

-2.2%/yr

Latest (2025): $595 · +0.4% YoY. Source: county tax records.