4109 Forest Oak Dr · Shreveport, LA 71109

$59,500

3 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 111 Days on market

Built 1958 0.25 ac lot $59/sqft · at area comps Est $59k · at est. ↓ 8% since listing

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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
• ARV discount +7.3/15.0
• 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

Listing remarks MLS

CALLING ALL INVESTORS LOOKING TO EXPAND THEIR REAL ESTATE PORTFOLIO. You know the drill - Drive by check out the neighborhood, run the numbers see if you can get a decent cap rate, make a reasonable offer, rent it out for five years or more or consider owner financing it as is with a decent down payment to give the owner a DAWG in the FIGHT with a reasonable monthly note (rent) that won't set the buyer tenant uo to fail, if it works out then that's great. If not Wash Rinse & Repeat. Oh yeah, CUTE, HOME, PRICED BELOW THE MARKET VALUE COME GET IT!!!! (AGENTS BE SURE TO READ AGENT REMARKS BEFORE MAKING AN OFFER)

Key facts

• 0.25 acre lot
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $60k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 34% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $411 of loan paydown is wiped out by about $702 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $54,145 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.56% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.28%
• DSCR: 2.12
• GRM: 5.3

CMA / ARV

• ARV (median comp): $59,235
• List price: $59,500
• Delta: 0.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6809 Broadway Ave	0.08mi	3/1.0	987 (-2%)	2mo	$75,000	$76	91
3938 Pixley Dr	0.27mi	3/1.0	1,047 (+4%)	14mo	$70,000	$67	70
3929 Pixley	0.27mi	3/1.0	1,100 (+9%)	19mo	$64,500	$59	56
6252 Rufus	0.25mi	3/1.0	1,157 (+15%)	10mo	$12,000	$10	56
3938 Mayfield St	0.49mi	3/1.0	860 (-15%)	9mo	$8,000	$9	44

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: 23.0%
• Equity multiple: 2.04×
• Total profit: $17,387
• Equity at exit: $13,847

10-year hold

• IRR: 28.5%
• Equity multiple: 3.90×
• Total profit: $48,260
• Equity at exit: $14,105

Cash invested: $16,660 (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: $927 high
• Mortgage (P&I): −$312
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $351

Break-even live

Break-even rent $483

Max offer price $59,500

Occupancy floor 57%

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	43d	1	0.89mi
3437 Red Bud Ln Shreveport, LA	3.0	1.5	1393	$1,200	$0.86	21d	1	1.04mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	1.06mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	21d	1	1.14mi
3306 Valley View Dr Shreveport, LA	3.0	1.0	1300	$1,150	$0.88	21d	1	1.25mi
4922 Daniel Pl Shreveport, LA	3.0	1.0	1198	$900	$0.75	43d	1	1.26mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	43d	1	1.26mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	1.38mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $59,500 Active 111 DOM
2. 2026-06-17
   days on market $59,500 Active 110 DOM
3. 2026-06-16
   days on market $59,500 Active 109 DOM
4. 2026-06-15
   days on market $59,500 Active 108 DOM
5. 2026-06-14
   days on market $59,500 Active 106 DOM
6. 2026-06-13
   days on market $59,500 Active 105 DOM
7. 2026-06-10
   days on market $59,500 Active 103 DOM
8. 2026-06-09
   days on market $59,500 Active 102 DOM
9. 2026-06-08
   days on market $59,500 Active 101 DOM
10. 2026-06-07
    days on market $59,500 Active 100 DOM
11. 2026-06-05
    days on market $59,500 Active 97 DOM
12. 2026-06-03
    days on market $59,500 Active 96 DOM
13. 2026-06-03
    price $59,500 Active 95 DOM
14. 2026-06-02
    days on market $59,900 Active 95 DOM
15. 2026-06-01
    days on market $59,900 Active 94 DOM
16. 2026-05-31
    days on market $59,900 Active 93 DOM
17. 2026-05-30
    days on market $59,900 Active 92 DOM
18. 2026-03-18
    price $59,900 620-char remark

    Show marketing remark (620 chars)

    CALLING ALL INVESTORS LOOKING TO EXPAND THEIR REAL ESTATE PORTFOLIO. You know the drill - Drive by check out the neighborhood, run the numbers see if you can get a decent cap rate, make a reasonable offer, rent it out for five years or more or consider owner financing it as is with a decent down payment to give the owner a DAWG in the FIGHT with a reasonable monthly note (rent) that won't set the buyer tenant uo to fail, if it works out then that's great. If not Wash Rinse & Repeat. Oh yeah, CUTE, HOME, PRICED BELOW THE MARKET VALUE COME GET IT!!!! (AGENTS BE SURE TO READ AGENT REMARKS BEFORE MAKING AN OFFER)

19. 2026-02-27
    listed $65,000 Active 620-char remark

    Show marketing remark (620 chars)

    CALLING ALL INVESTORS LOOKING TO EXPAND THEIR REAL ESTATE PORTFOLIO. You know the drill - Drive by check out the neighborhood, run the numbers see if you can get a decent cap rate, make a reasonable offer, rent it out for five years or more or consider owner financing it as is with a decent down payment to give the owner a DAWG in the FIGHT with a reasonable monthly note (rent) that won't set the buyer tenant uo to fail, if it works out then that's great. If not Wash Rinse & Repeat. Oh yeah, CUTE, HOME, PRICED BELOW THE MARKET VALUE COME GET IT!!!! (AGENTS BE SURE TO READ AGENT REMARKS BEFORE MAKING AN OFFER)

20. 1999-04-01
    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: $533 · $44/mo
• Projected year-2 tax: $533 · $44/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 73% 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: $11,123
• − Mortgage interest: −$3,333
• − Property taxes: −$533
• − Insurance: −$298
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$1,731
• Taxable income: $3,449
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $3,384/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

-7.8% since first listed

3 events — show timeline

• 2026-03-18 Price Changed $59,900 NTREIS
• 2026-02-27 Listed $65,000 NTREIS
• 1999-04-01 Sold (Public Records) — Public Records

Property tax history

-0.6%/yr

Latest (2025): $533 · +0.4% YoY. Source: county tax records.