1123 Georgia St · Shreveport, LA 71104

$145,000

3 bd · 1.5 ba · 1,309 sqft · SingleFamily public records

Built 1958 8,320 sqft lot Est $152k · at est.

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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 +14.2/30.0
• ARV discount +9.5/15.0
• DSCR +4.3/10.0
• 1% rule +3.5/10.0
• 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

VERY WELL-MAINTAINED HOME, KITCHEN HAS A BREAKFAST BAR, LARGE DINING AREA, WONDERFUL FENCED IN YARD, SMALL FRONT PORCH, THREE BEDROOMS 1.5 BATHS, IN A SUBDIVISION THAT IS CLOSE TO SHOPPING, AND BAFB, SHOW AND SELL

Key facts

• 8,320 sq ft lot
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $24 ($286/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (15.1% below list).
• Recommended offer: $123k (15.1% 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: 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; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $113k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $123,113 (15.1% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $151,844
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1123 Georgia St	0.00mi	3/1.5	1,309 (0%)	0mo	$145,000	$111	100
2805 Doles Pl	0.20mi	3/1.5	1,249 (-5%)	2mo	$149,900	$120	82
1126 Carolina St	0.03mi	3/2.0	1,390 (+6%)	6mo	$184,900	$133	81
2903 Bolch St	0.28mi	3/1.5	1,275 (-3%)	7mo	$147,900	$116	77
2801 E Cavett Dr	0.31mi	3/1.5	1,224 (-6%)	5mo	$174,500	$143	70
2839 Alvin Ln	0.18mi	3/1.0	1,135 (-13%)	2mo	$137,000	$121	66
728 Kimbrough St	0.54mi	3/1.0	1,239 (-5%)	1mo	$136,800	$110	63
738 Acklen St	0.53mi	2/1.0 (-1)	1,293 (-1%)	8mo	$115,000	$89	60
854 Surrey Rd	0.51mi	3/1.0	1,209 (-8%)	5mo	$149,000	$123	57
2608 E Cavett Dr	0.42mi	3/1.0	1,169 (-11%)	5mo	$76,900	$66	56
1305 Georgia St	0.31mi	3/1.0	1,495 (+14%)	8mo	$158,000	$106	54
2612 W Cavett Dr	0.47mi	3/1.0	1,121 (-14%)	4mo	$130,000	$116	49

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-21,293
• Equity at exit: $21,620

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-13,747
• Equity at exit: $12,537

Cash invested: $40,600 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$760
• Tax from tax record: −$128 /mo · $1,535/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $24

Break-even live

Break-even rent $1,201

Max offer price $145,000

Occupancy floor 93%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	13d	6	0.08mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	13d	11	0.28mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	13d	1	0.45mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	21d	1	0.45mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	13d	1	0.53mi
3131 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	866	$985	$1.14	13d	11	0.54mi
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	43d	1	0.58mi
3201 Knight St Shreveport, LA	1.0–2.0	1.0	781	$900	$1.15	13d	3	0.65mi
3215 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	862	$1,065	$1.24	13d	7	0.72mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$2,042	$2.20	13d	10	0.78mi
4024 Reily Ln Shreveport, LA	3.0	1.0	1220	$1,275	$1.05	21d	1	0.85mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	1.20mi
3501 Champion Lake Blvd Shreveport, LA	1.0–2.0	1.0–2.0	845	$1,415	$1.67	13d	20	1.30mi
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	13d	1	1.30mi
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	44d	1	1.31mi
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	21d	1	1.35mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	1.36mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	1.36mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	13d	1	1.40mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	43d	1	1.41mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	43d	1	1.44mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	21d	1	1.46mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	13d	1	1.48mi
204 Leo Ave Shreveport, LA	4.0	2.0	1846	$2,000	$1.08	13d	1	1.48mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	13d	1	1.49mi

Listing history 9 events

1. 2026-05-19
   listed $145,000
2. 2026-05-19
   historical
3. 2022-11-14
   soldstatus $113,000
4. 2022-11-10
   soldstatus Closed 213-char remark

   Show marketing remark (213 chars)

   VERY WELL-MAINTAINED HOME, KITCHEN HAS A BREAKFAST BAR, LARGE DINING AREA, WONDERFUL FENCED IN YARD, SMALL FRONT PORCH, THREE BEDROOMS 1.5 BATHS, IN A SUBDIVISION THAT IS CLOSE TO SHOPPING, AND BAFB, SHOW AND SELL

5. 2022-10-14
   status Pending 213-char remark

   Show marketing remark (213 chars)

   VERY WELL-MAINTAINED HOME, KITCHEN HAS A BREAKFAST BAR, LARGE DINING AREA, WONDERFUL FENCED IN YARD, SMALL FRONT PORCH, THREE BEDROOMS 1.5 BATHS, IN A SUBDIVISION THAT IS CLOSE TO SHOPPING, AND BAFB, SHOW AND SELL

6. 2022-10-11
   price $119,000 213-char remark

   Show marketing remark (213 chars)

   VERY WELL-MAINTAINED HOME, KITCHEN HAS A BREAKFAST BAR, LARGE DINING AREA, WONDERFUL FENCED IN YARD, SMALL FRONT PORCH, THREE BEDROOMS 1.5 BATHS, IN A SUBDIVISION THAT IS CLOSE TO SHOPPING, AND BAFB, SHOW AND SELL

7. 2022-09-21
   listed $127,000 Active 213-char remark

   Show marketing remark (213 chars)

   VERY WELL-MAINTAINED HOME, KITCHEN HAS A BREAKFAST BAR, LARGE DINING AREA, WONDERFUL FENCED IN YARD, SMALL FRONT PORCH, THREE BEDROOMS 1.5 BATHS, IN A SUBDIVISION THAT IS CLOSE TO SHOPPING, AND BAFB, SHOW AND SELL

8. 2006-05-01
   soldstatus
9. 2000-07-25
   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: $1,535 · $128/mo
• Projected year-2 tax: $1,535 · $128/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $14,774
• − Mortgage interest: −$8,122
• − Property taxes: −$1,535
• − Insurance: −$725
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$4,218
• Taxable loss: −$2,191
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $812/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

+14.2% since first listed

9 events — show timeline

• 2026-05-19 Listing Removed — NTREIS
• 2026-05-19 Listed $145,000 NTREIS
• 2022-11-14 Sold (Public Records) $113,000 Public Records
• 2022-11-10 Sold (MLS) — NTREIS
• 2022-10-14 Pending — NTREIS
• 2022-10-11 Price Changed $119,000 NTREIS
• 2022-09-21 Listed $127,000 NTREIS
• 2006-05-01 Sold (Public Records) — Public Records
• 2000-07-25 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,535 · +0.4% YoY. Source: county tax records.