427 Kings Hwy · Shreveport, LA 71104

$139,900

3 bd · 1.0 ba · 2,373 sqft · SingleFamily public records · 307 Days on market

Built 1950 5,314 sqft lot $59/sqft · 10% below area Est $155k · 10% under

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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 +21.8/30.0
• ARV discount +12.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Kings Highway location with endless possibilities. This 3-bedroom, 1-bath property offers incredible potential for both homeowners and investors. Located in a high-visibility area on Kings Hwy, just steps away from Wendy’s, Brookshire’s, and other established businesses, this property is positioned for future growth. Currently zoned residential, it can easily serve as a comfortable rental or be rezoned for commercial use. With excellent frontage and steady traffic flow, this property is a versatile investment opportunity in a highly desirable area. Don’t miss the chance to make it yours.

Key facts

• High visibility area
• Excellent frontage
• Zoned residential

Tags

• KINGS HIGHWAY LOCATION
• HIGH VISIBILITY AREA
• ZONED RESIDENTIAL
• EXCELLENT FRONTAGE
• STEADY TRAFFIC FLOW

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (+3.6%/yr); 146 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 31% of the median local income ($57k/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 $967 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 307 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (median comp): $155,286
• List price: $139,900
• Delta: -9.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Linden St	0.42mi	3/2.0	2,399 (+1%)	10mo	$279,000	$116	67
625 Linden St	0.41mi	3/2.5	2,219 (-6%)	1mo	$329,500	$148	64
549 Robinson Pl	0.36mi	4/2.5 (+1)	2,446 (+3%)	11mo	$252,500	$103	58
3704 Madison Park Blvd	0.57mi	4/2.0 (+1)	2,199 (-7%)	0mo	$199,900	$91	52
231 Wilkinson St	0.37mi	3/2.0	2,052 (-14%)	6mo	$45,000	$22	51
314 Wilder Pl	0.40mi	4/3.0 (+1)	2,648 (+12%)	0mo	$77,400	$29	49
824 Columbia St	0.52mi	4/3.0 (+1)	2,505 (+6%)	6mo	$59,900	$24	49
605 Slattery Blvd	0.69mi	3/2.0	2,151 (-9%)	1mo	$205,000	$95	48
448 Ratcliff St	0.50mi	3/2.0	2,063 (-13%)	6mo	$269,900	$131	46
531 Mccormick St	0.61mi	3/2.0	2,584 (+9%)	10mo	$285,000	$110	45
619 Elmwood St	0.52mi	3/2.0	2,065 (-13%)	7mo	$199,900	$97	44
846 Fairview St	0.66mi	3/2.5	2,163 (-9%)	8mo	$249,900	$116	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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-8,011
• Equity at exit: $20,860

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $14,243
• Equity at exit: $12,096

Cash invested: $39,172 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$734
• Tax from tax record: −$136 /mo · $1,626/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $217

Break-even live

Break-even rent $1,174

Max offer price $139,900

Occupancy floor 80%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	14d	1	0.29mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	21d	1	0.29mi
222 Stephenson St Shreveport, LA	3.0	2.5	2642	$2,000	$0.76	21d	1	0.33mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	44d	1	0.41mi
717 Kirby Pl Shreveport, LA	2.0	1.0	1894	$1,450	$0.77	44d	1	0.41mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	44d	1	0.49mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	44d	1	0.51mi
3642 Gilbert Dr Shreveport, LA	2.0	2.0	2011	$1,750	$0.87	14d	1	0.53mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	44d	1	0.64mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	44d	1	0.68mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	14d	1	1.09mi
3827 Baltimore Ave Shreveport, LA	3.0	2.5	1650	$1,650	$1.00	44d	1	1.17mi
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	44d	1	1.24mi
250 E Jordan St Shreveport, LA	2.0	1.0	1920	$800	$0.42	44d	1	1.30mi
720 Delaware St Shreveport, LA	3.0	2.0	1600	$1,800	$1.12	14d	1	1.38mi

Listing history 24 events

1. 2026-06-18
   days on market $139,900 Active 307 DOM
2. 2026-06-17
   days on market $139,900 Active 306 DOM
3. 2026-06-16
   days on market $139,900 Active 305 DOM
4. 2026-06-15
   days on market $139,900 Active 304 DOM
5. 2026-06-14
   days on market $139,900 Active 302 DOM
6. 2026-06-13
   days on market $139,900 Active 301 DOM
7. 2026-06-10
   days on market $139,900 Active 299 DOM
8. 2026-06-09
   days on market $139,900 Active 298 DOM
9. 2026-06-08
   days on market $139,900 Active 297 DOM
10. 2026-06-07
    days on market $139,900 Active 296 DOM
11. 2026-06-05
    days on market $139,900 Active 293 DOM
12. 2026-06-03
    days on market $139,900 Active 292 DOM
13. 2026-06-02
    days on market $139,900 Active 291 DOM
14. 2026-06-01
    days on market $139,900 Active 290 DOM
15. 2026-05-31
    days on market $139,900 Active 289 DOM
16. 2026-05-30
    days on market $139,900 Active 288 DOM
17. 2026-03-03
    price $139,900 618-char remark

    Show marketing remark (618 chars)

    Prime Kings Highway location with endless possibilities. This 3-bedroom, 1-bath property offers incredible potential for both homeowners and investors. Located in a high-visibility area on Kings Hwy, just steps away from Wendy’s, Brookshire’s, and other established businesses, this property is positioned for future growth. Currently zoned residential, it can easily serve as a comfortable rental or be rezoned for commercial use. With excellent frontage and steady traffic flow, this property is a versatile investment opportunity in a highly desirable area. Don’t miss the chance to make it yours.

18. 2025-09-25
    price $145,900 618-char remark

    Show marketing remark (618 chars)

    Prime Kings Highway location with endless possibilities. This 3-bedroom, 1-bath property offers incredible potential for both homeowners and investors. Located in a high-visibility area on Kings Hwy, just steps away from Wendy’s, Brookshire’s, and other established businesses, this property is positioned for future growth. Currently zoned residential, it can easily serve as a comfortable rental or be rezoned for commercial use. With excellent frontage and steady traffic flow, this property is a versatile investment opportunity in a highly desirable area. Don’t miss the chance to make it yours.

19. 2025-08-15
    listed $156,000 Active 618-char remark

    Show marketing remark (618 chars)

    Prime Kings Highway location with endless possibilities. This 3-bedroom, 1-bath property offers incredible potential for both homeowners and investors. Located in a high-visibility area on Kings Hwy, just steps away from Wendy’s, Brookshire’s, and other established businesses, this property is positioned for future growth. Currently zoned residential, it can easily serve as a comfortable rental or be rezoned for commercial use. With excellent frontage and steady traffic flow, this property is a versatile investment opportunity in a highly desirable area. Don’t miss the chance to make it yours.

20. 2022-07-27
    soldstatus Closed 216-char remark

    Show marketing remark (216 chars)

    This 3 bed, 1 bath property is perfect for your next business. Located on Kings Hwy near Wendys and Brookshires. Great rental or investment opportunity. Currently zoned residential, can be rezoned for commercial use.

21. 2022-07-27
    soldstatus $129,900

    Show marketing remark (216 chars)

    This 3 bed, 1 bath property is perfect for your next business. Located on Kings Hwy near Wendys and Brookshires. Great rental or investment opportunity. Currently zoned residential, can be rezoned for commercial use.

22. 2022-05-19
    status Pending 216-char remark

    Show marketing remark (216 chars)

    This 3 bed, 1 bath property is perfect for your next business. Located on Kings Hwy near Wendys and Brookshires. Great rental or investment opportunity. Currently zoned residential, can be rezoned for commercial use.

23. 2022-04-25
    listed $134,900 Active 216-char remark

    Show marketing remark (216 chars)

    This 3 bed, 1 bath property is perfect for your next business. Located on Kings Hwy near Wendys and Brookshires. Great rental or investment opportunity. Currently zoned residential, can be rezoned for commercial use.

24. 1994-12-29
    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: $1,626 · $136/mo
• Projected year-2 tax: $1,626 · $136/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,388
• − Mortgage interest: −$7,837
• − Property taxes: −$1,626
• − Insurance: −$700
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$4,070
• Taxable income: $374
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $2,518/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): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

+3.7% since first listed

8 events — show timeline

• 2026-03-03 Price Changed $139,900 NTREIS
• 2025-09-25 Price Changed $145,900 NTREIS
• 2025-08-15 Listed $156,000 NTREIS
• 2022-07-27 Sold (Public Records) $129,900 Public Records
• 2022-07-27 Sold (MLS) — NTREIS
• 2022-05-19 Pending — NTREIS
• 2022-04-25 Listed $134,900 NTREIS
• 1994-12-29 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,626 · +0.4% YoY. Source: county tax records.