9339 Poppy Cir · Shreveport, LA 71118

$65,000

3 bd · 1.0 ba · 1,101 sqft · SingleFamily public records · 1 Days on market

Built 1964 0.25 ac lot Est $127k · 49% under

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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 +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom, 2 bath home in Southland Park offering renovation potential & opportunity to add value. Spacious layout with over 1,500 sq ft, covered parking & a shed with electricity. Property needs repairs & updates and offers potential for investors or buyers looking to renovate. Convenient South Shreveport location near Southern Hills, hospitals, shopping, dining, schools, Mansfield Rd, Bert Kouns, I-49 & 3132. Being sold as is.

Key facts

• Covered parking
• Convenient location
• Renovation potential

Tags

• RENOVATION POTENTIAL
• COVERED PARKING
• SHED WITH ELECTRICITY
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Will subdivide: yes
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Covered carport with 2 covered spaces (2 carport spaces)
• Utilities: City water; City sewer; Cable available; Individual gas meter; Individual water meter
• Home design: Single-family residence; Residential property; One story; Accessible doors and hallways
• Construction: Built in 1964; Brick and siding exterior; Asphalt roof; Slab foundation
• Exterior features: Chain link fence in back yard; Above-ground pool

Interior

• Kitchen: Built-in refrigerator
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Flooring: Parquet flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; High-speed internet available; 5 rooms total; 1 living area; 1 dining area; One-level layout
• Laundry & utility: Utility room with full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 17.3% 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: Rents rising (+1.7%/yr); 115 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($50k/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 $449 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 + 1.7% rent growth), your $18k cash investment doubles in ~4 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, 69% 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 $65,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.09% ✓
• Cap rate: 17.33%
• Cash-on-cash: 39.43%
• DSCR: 2.75
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $126,615
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9280 Savanna Dr	0.18mi	3/1.5	1,107 (+0%)	11mo	$115,000	$104	80
1119 Southland Park Dr	0.15mi	3/1.0	1,179 (+7%)	2mo	$115,000	$98	79
9295 Savanna Dr	0.19mi	3/1.0	1,200 (+9%)	2mo	$85,000	$71	75
2900 Birch Dr	0.36mi	3/1.0	1,058 (-4%)	2mo	$109,900	$104	74
9419 Woodcrest Dr	0.39mi	3/1.0	1,100 (-0%)	15mo	$135,800	$123	69
9416 Woodcrest Dr	0.40mi	3/1.5	1,175 (+7%)	3mo	$114,500	$97	66
2904 Birch Dr	0.37mi	3/1.0	998 (-9%)	4mo	$114,900	$115	64
1119 Kimberly Dr	0.24mi	3/1.0	953 (-13%)	5mo	$114,900	$121	62
9406 Normandie Dr	0.42mi	3/1.0	988 (-10%)	7mo	$114,600	$116	57
9079 Hawthorne Dr	0.74mi	3/1.0	1,041 (-5%)	8mo	$119,900	$115	50
2849 Smithfield Rd	0.57mi	3/1.0	1,265 (+15%)	7mo	$140,000	$111	43
9248 N Southland Park Dr	0.62mi	2/1.0 (-1)	948 (-14%)	2mo	$115,000	$121	42

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 2.42×
• Total profit: $25,893
• Equity at exit: $9,692

10-year hold

• IRR: 40.4%
• Equity multiple: 4.57×
• Total profit: $64,934
• Equity at exit: $5,620

Cash invested: $18,200 (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 71118

• Rents YoY: 1.7%
• Active inventory: 115
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$341
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $598

Break-even live

Break-even rent $603

Max offer price $65,000

Occupancy floor 51%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	20d	1	0.21mi
9730 Baird Rd Shreveport, LA	1.0–2.0	1.0–2.0	872	$1,212	$1.39	13d	19	0.40mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	13d	3	0.49mi
2838 Smithfield Rd Shreveport, LA	3.0	1.0	960	$1,250	$1.30	43d	1	0.54mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	13d	1	0.59mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	43d	11	0.69mi
2843 Kaylin Dr Shreveport, LA	3.0	1.0	1025	$1,400	$1.37	20d	1	0.74mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	43d	1	0.76mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	13d	1	0.89mi
3024 Karla Cir Unit 3024 Shreveport, LA	3.0	1.0	971	$1,175	$1.21	43d	1	0.93mi
9100 Walker Rd Shreveport, LA	1.0–2.0	1.0–2.0	841	$1,164	$1.38	13d	9	0.93mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	43d	1	0.93mi
3126 W Bert Kouns Industrial Loop Shreveport, LA	2.0	2.0	957	$820	$0.86	13d	1	0.98mi
9005 Walker Rd Shreveport, LA	2.0	2.0	975	$1,332	$1.37	13d	5	1.04mi
3011 Mackey Ln Shreveport, LA	3.0	1.5	1222	$1,300	$1.06	13d	1	1.09mi
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	43d	1	1.19mi
8860 Bernay Dr Shreveport, LA	3.0	1.5	1200	$1,300	$1.08	43d	1	1.28mi
9045 Kingston Rd Shreveport, LA	1.0–2.0	1.0–1.5	758	$900	$1.19	13d	5	1.47mi

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2026-05-18
   listed $65,000 Active
3. 2008-01-15
   soldstatus
4. 2007-06-08
   soldstatus
5. 2006-07-07
   soldstatus
6. 2005-06-17
   soldstatus
7. 1989-02-28
   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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $16,324
• − Mortgage interest: −$3,641
• − Property taxes: −$1,304
• − Insurance: −$325
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$1,891
• Taxable income: $6,552
• Est. tax owed @ 24.0%: −$1,572
• After-tax cash flow: $5,605/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): 23,219
• Household income: $50,287
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1046.0

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 58% White 33% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -78.81%
• Current HPI: 129.1782
• Rent YoY: ▲ 1.74%
• 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

7 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-05-18 Listed $65,000 NTREIS
• 2008-01-15 Sold (Public Records) — Public Records
• 2007-06-08 Sold (Public Records) — Public Records
• 2006-07-07 Sold (Public Records) — Public Records
• 2005-06-17 Sold (Public Records) — Public Records
• 1989-02-28 Sold (Public Records) — Public Records

Property tax history

+14.2%/yr

Latest (2025): $1,304 · +0.4% YoY. Source: county tax records.