6109 Lovers Lane Ln · Shreveport, LA 71105

$245,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 101 Days on market

Built 1964 0.25 ac lot $153/sqft · 23% above area Est $254k · at est. ↓ 11% since listing

---

Why this score? — see what drove the D- 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 +12.3/30.0
• ARV discount +9.2/15.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2047 Sq ft 2 story home has 4 bedrooms and 2 baths and has a very open floor plan. Kitchen and downstairs baths have been remodeled. Roof recently inspected and has lots of years left. HVAC system is newer. Very large kitchen dining area. Living dining area is large also and has newer wood floors. Lots of windows across the back. Kit has stainless appliances including a refrigerator that remains but not warranted. Beautiful large back yard and patio to enjoy. One of the best locations central to everything in the heart of town!

Key facts

• Remodeled kitchen
• Newer wood floors
• Remodeled baths

Tags

• REMODELED KITCHEN
• REMODELED BATHS
• NEWER HVAC SYSTEM
• LARGE KITCHEN DINING AREA
• LARGE LIVING DINING AREA
• NEWER WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-47 ($-565/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (22.7% below list).
• Recommended offer: $189k (22.7% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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.
• Zoned schools: Riverside Elementary School (math 29% / reading 38%, grade F, #296 of 646 statewide, top 46%, 458 students, 64% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Captain Shreve High School (math 25% / reading 41%, grade F, #116 of 265 statewide, top 44%, 1,851 students, 49% FRL) — zoned schools average 45% FRL vs 64% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 51% at this address vs 26% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 148 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 33% of the median local income ($68k/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 $2k of loan paydown is wiped out by about $7k 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 101 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $189,355 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (median comp): $254,387
• List price: $245,000
• Delta: -3.69%
• 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
522 Levin Ln	0.25mi	3/2.0 (-1)	1,609 (+1%)	1mo	$193,000	$120	82
333 Levin Ln	0.28mi	3/2.0 (-1)	1,658 (+4%)	1mo	$200,000	$121	75
522 Oriole Ln	0.31mi	3/2.0 (-1)	1,538 (-4%)	5mo	$214,999	$140	70
502 Mockingbird Ln	0.51mi	3/2.0 (-1)	1,610 (+1%)	5mo	$199,900	$124	66
329 Tallow Ln	0.21mi	3/2.0 (-1)	1,797 (+12%)	3mo	$194,000	$108	62
5101 Dixie Garden Dr	0.39mi	3/2.0 (-1)	1,489 (-7%)	4mo	$179,900	$121	62
5822 River Rd	0.43mi	3/2.0 (-1)	1,717 (+7%)	1mo	$239,000	$139	62
505 Meadowbrook Ln	0.42mi	3/2.0 (-1)	1,781 (+11%)	2mo	$99,000	$56	55
5908 Leopold Ln	0.69mi	3/2.0 (-1)	1,649 (+3%)	5mo	$250,000	$152	54
306 Baycliff Ln	0.28mi	3/2.0 (-1)	1,836 (+15%)	5mo	$210,000	$114	53
309 E Southfield Rd	0.56mi	3/2.0 (-1)	1,416 (-12%)	1mo	$165,000	$117	49
531 Haynes Ave	0.61mi	3/1.0 (-1)	1,399 (-13%)	4mo	$172,000	$123	38

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.40×
• Total profit: $-40,972
• Equity at exit: $36,530

10-year hold

• IRR: -7.2%
• Equity multiple: 0.53×
• Total profit: $-32,317
• Equity at exit: $21,183

Cash invested: $68,600 (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 71105

• Rents YoY: 3.9%
• Active inventory: 148
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-47

Break-even live

Break-even rent $1,953

Max offer price $236,690

Occupancy floor 97%

Sensitivity live

Price	-10% $92	-5% $22	+0% $-47	+5% $-116	+10% $-186
Rent	-10% $-197	-5% $-122	+0% $-47	+5% $28	+10% $103
Rate	-1.0pp $76	-0.5pp $15	base $-47	+0.5pp $-111	+1.0pp $-175

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6122 Burgundy Dr Shreveport, LA	4.0	2.0	2222	$2,500	$1.13	45d	1	0.26mi
2033 Horton Ave Shreveport, LA	3.0	2.0	1681	$1,750	$1.04	23d	1	0.73mi
154 Southfield Rd Shreveport, LA	3.0	1.0	1258	$1,395	$1.11	45d	1	0.77mi
119 Charles Ave Shreveport, LA	3.0	2.0	1518	$1,800	$1.19	45d	1	0.81mi
2011 Audubon Pl Shreveport, LA	3.0	2.0	1932	$1,800	$0.93	45d	1	0.84mi
243 Justin Ave Shreveport, LA	3.0	1.0	1236	$1,400	$1.13	45d	1	0.97mi
186 Charles Ave Shreveport, LA	3.0	1.0	1320	$1,675	$1.27	23d	1	0.99mi
216 Pennsylvania Ave Shreveport, LA	3.0	1.0	1199	$1,250	$1.04	23d	1	1.24mi
7800 Youree Dr Shreveport, LA	1.0–3.0	1.0–2.0	1031	$1,724	$1.67	15d	41	1.29mi
204 Leo Ave Shreveport, LA	4.0	2.0	1846	$2,000	$1.08	15d	1	1.39mi
1105 Island Park Blvd Shreveport, LA	2.0–3.0	2.0	1280	$1,781	$1.39	15d	9	1.45mi
293 Eagle Bend Way Shreveport, LA	3.0	2.0	1800	$2,025	$1.12	45d	1	1.45mi

Listing history 20 events

1. 2026-06-21
   days on market $245,000 Active 101 DOM
2. 2026-06-18
   days on market $245,000 Active 98 DOM
3. 2026-06-17
   days on market $245,000 Active 97 DOM
4. 2026-06-16
   days on market $245,000 Active 96 DOM
5. 2026-06-15
   days on market $245,000 Active 95 DOM
6. 2026-06-14
   days on market $245,000 Active 93 DOM
7. 2026-06-13
   days on market $245,000 Active 92 DOM
8. 2026-06-10
   days on market $245,000 Active 90 DOM
9. 2026-06-09
   days on market $245,000 Active 89 DOM
10. 2026-06-08
    days on market $245,000 Active 88 DOM
11. 2026-06-07
    days on market $245,000 Active 87 DOM
12. 2026-06-05
    days on market $245,000 Active 84 DOM
13. 2026-06-03
    days on market $245,000 Active 83 DOM
14. 2026-06-02
    days on market $245,000 Active 82 DOM
15. 2026-06-01
    days on market $245,000 Active 81 DOM
16. 2026-05-31
    days on market $245,000 Active 80 DOM
17. 2026-05-30
    days on market $245,000 Active 79 DOM
18. 2026-05-19
    price $245,000 533-char remark

    Show marketing remark (533 chars)

    2047 Sq ft 2 story home has 4 bedrooms and 2 baths and has a very open floor plan. Kitchen and downstairs baths have been remodeled. Roof recently inspected and has lots of years left. HVAC system is newer. Very large kitchen dining area. Living dining area is large also and has newer wood floors. Lots of windows across the back. Kit has stainless appliances including a refrigerator that remains but not warranted. Beautiful large back yard and patio to enjoy. One of the best locations central to everything in the heart of town!

19. 2026-04-12
    price $264,950 533-char remark

    Show marketing remark (533 chars)

    2047 Sq ft 2 story home has 4 bedrooms and 2 baths and has a very open floor plan. Kitchen and downstairs baths have been remodeled. Roof recently inspected and has lots of years left. HVAC system is newer. Very large kitchen dining area. Living dining area is large also and has newer wood floors. Lots of windows across the back. Kit has stainless appliances including a refrigerator that remains but not warranted. Beautiful large back yard and patio to enjoy. One of the best locations central to everything in the heart of town!

20. 2026-03-12
    listed $275,000 Active 533-char remark

    Show marketing remark (533 chars)

    2047 Sq ft 2 story home has 4 bedrooms and 2 baths and has a very open floor plan. Kitchen and downstairs baths have been remodeled. Roof recently inspected and has lots of years left. HVAC system is newer. Very large kitchen dining area. Living dining area is large also and has newer wood floors. Lots of windows across the back. Kit has stainless appliances including a refrigerator that remains but not warranted. Beautiful large back yard and patio to enjoy. One of the best locations central to everything in the heart of town!

ⓘ 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: $1,873 · $156/mo
• Projected year-2 tax: $1,873 · $156/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,723
• − Mortgage interest: −$13,724
• − Property taxes: −$1,873
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$7,127
• Taxable loss: −$4,862
• Est. tax savings @ 24.0%: +$1,167
• After-tax cash flow: $602/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

-10.9% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $245,000 NTREIS
• 2026-04-12 Price Changed $264,950 NTREIS
• 2026-03-12 Listed $275,000 NTREIS

Property tax history

+8.1%/yr

Latest (2025): $1,873 · +0.4% YoY. Source: county tax records.