6700 Jefferson Paige Rd #38 · Shreveport, LA 71119

$49,999

2 bd · 2.0 ba · 896 sqft · SingleFamily · 362 Days on market

Built 2025 Fair condition $56/sqft · 52% below area

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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 +7.5/15.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Pinecrest, a spacious and scenic all-age, pet-friendly community nestled in Shreveport, LA. With rolling hills and plenty of grassy open spaces, Pinecrest offers a beautiful and relaxing setting for residents of all ages. Enjoy a refreshing swim in the pool, shoot hoops on the basketball court, or gather with friends in the clubhouse. The community also features convenient laundry facilities and a playground for endless family fun. Pinecrest is the perfect place to enjoy an active lifestyle in a welcoming environment.

Key facts

• Laundry facilities
• Basketball court
• Grassy open spaces

Tags

• GRASSY OPEN SPACES
• REFRESHING SWIM IN THE POOL
• BASKETBALL COURT
• GATHER IN THE CLUBHOUSE
• LAUNDRY FACILITIES
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $61 ($737/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 5.2% 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: 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: Turner Elementary Middle School (math 8% / reading 16%, grade F, #568 of 646 statewide, top 89%, 1,371 students, 81% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Huntington High School (math 6% / reading 34%, grade F, #183 of 265 statewide, top 70%, 1,228 students, 72% FRL).
• Zoned-school proficiency averages 39% at this address vs 26% district-wide (+13 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: 169 active listings in the ZIP; 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 $345 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.

Negotiation context

• It's been on market 362 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 65% 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 $43,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 362 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. 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: 2.11% ✓
• Cap rate: 18.00%
• Cash-on-cash: 41.83%
• DSCR: 2.86
• GRM: 3.9

CMA / ARV

• ARV (median comp): $103,579
• List price: $49,999
• Delta: -51.73%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4111 Pines Rd #23	1.49mi	2/2.0	1,119 (+25%)	18mo	$119,900	$107	25
6525 Dianne St	1.12mi	3/1.5 (+1)	1,099 (+23%)	10mo	$120,000	$109	24
6505 Dianne St	1.11mi	3/1.5 (+1)	1,064 (+19%)	12mo	$105,000	$99	23
4111 Pines Rd #36	1.49mi	2/2.0	1,119 (+25%)	32mo	$131,100	$117	20
7205 S Lakeshore Dr	1.42mi	3/1.5 (+1)	1,080 (+20%)	33mo	$179,900	$167	13
6424 Oak Valley Dr	0.81mi	3/1.0 (+1)	1,113 (+24%)	23mo	$78,900	$71	12
4111 Pines Rd #9	1.50mi	1/1.0 (-1)	1,058 (+18%)	24mo	$62,000	$59	11

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-3,910
• Equity at exit: $7,455

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $2,764
• Equity at exit: $4,323

Cash invested: $14,000 (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 →

Active competition Active MLS

• For sale now: 12 active · 1 under contract
• Median asking: $49,999 ($56/sqft)
• Median days on market: 414 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +107.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71119

• Home prices YoY: -25.7%
• Active inventory: 169
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $61

Break-even live

Break-even rent $977

Max offer price $49,999

Occupancy floor 89%

Sensitivity live

Price	-10% $96	-5% $79	+0% $61	+5% $44	+10% $27
Rent	-10% $-22	-5% $20	+0% $61	+5% $103	+10% $145
Rate	-1.0pp $87	-0.5pp $74	base $61	+0.5pp $48	+1.0pp $35

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: $12,500
• Closing costs: $1,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-29
   days on market $49,999 Active 362 DOM
2. 2026-06-28
   days on market $49,999 Active 361 DOM
3. 2026-06-28
   days on market $49,999 Active 360 DOM
4. 2026-06-27
   days on market $49,999 Active 359 DOM
5. 2026-06-25
   days on market $49,999 Active 357 DOM
6. 2026-06-23
   days on market $49,999 Active 355 DOM
7. 2026-06-21
   days on market $49,999 Active 354 DOM
8. 2026-06-18
   days on market $49,999 Active 351 DOM
9. 2026-06-17
   days on market $49,999 Active 350 DOM
10. 2026-06-16
    days on market $49,999 Active 349 DOM
11. 2026-06-15
    days on market $49,999 Active 348 DOM
12. 2026-06-14
    days on market $49,999 Active 346 DOM
13. 2026-06-13
    days on market $49,999 Active 345 DOM
14. 2026-06-10
    days on market $49,999 Active 343 DOM
15. 2026-06-09
    days on market $49,999 Active 342 DOM
16. 2026-06-08
    days on market $49,999 Active 341 DOM
17. 2026-06-07
    days on market $49,999 Active 340 DOM
18. 2026-06-05
    days on market $49,999 Active 337 DOM
19. 2026-06-03
    days on market $49,999 Active 336 DOM
20. 2026-06-02
    days on market $49,999 Active 335 DOM
21. 2026-06-01
    days on market $49,999 Active 334 DOM
22. 2026-05-31
    days on market $49,999 Active 333 DOM
23. 2026-05-30
    days on market $49,999 Active 332 DOM
24. 2025-08-07
    status Active 534-char remark

    Show marketing remark (534 chars)

    Welcome to Pinecrest, a spacious and scenic all-age, pet-friendly community nestled in Shreveport, LA. With rolling hills and plenty of grassy open spaces, Pinecrest offers a beautiful and relaxing setting for residents of all ages. Enjoy a refreshing swim in the pool, shoot hoops on the basketball court, or gather with friends in the clubhouse. The community also features convenient laundry facilities and a playground for endless family fun. Pinecrest is the perfect place to enjoy an active lifestyle in a welcoming environment.

25. 2025-05-30
    historical 534-char remark

    Show marketing remark (534 chars)

    Welcome to Pinecrest, a spacious and scenic all-age, pet-friendly community nestled in Shreveport, LA. With rolling hills and plenty of grassy open spaces, Pinecrest offers a beautiful and relaxing setting for residents of all ages. Enjoy a refreshing swim in the pool, shoot hoops on the basketball court, or gather with friends in the clubhouse. The community also features convenient laundry facilities and a playground for endless family fun. Pinecrest is the perfect place to enjoy an active lifestyle in a welcoming environment.

26. 2025-04-23
    listed $49,999 Active 534-char remark

    Show marketing remark (534 chars)

    Welcome to Pinecrest, a spacious and scenic all-age, pet-friendly community nestled in Shreveport, LA. With rolling hills and plenty of grassy open spaces, Pinecrest offers a beautiful and relaxing setting for residents of all ages. Enjoy a refreshing swim in the pool, shoot hoops on the basketball court, or gather with friends in the clubhouse. The community also features convenient laundry facilities and a playground for endless family fun. Pinecrest is the perfect place to enjoy an active lifestyle in a welcoming environment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $12,661
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$1,455
• Taxable income: $262
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $675/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab Est. rehab $22,400–$40,320 screening

The home requires moderate repairs to exterior siding and interior walls, with fresh paint and HVAC maintenance to enhance its resale and rental value.

Repairs flagged

• Moderate exterior siding — Weathered appearance
• Minor interior walls/paint — No visible damage

Value-add opportunities

• Resale paint exterior siding — Fresh paint enhances curb appeal ↑
• Resale repair and paint interior walls — Fresh paint improves interior appearance ↑
• Rental replace HVAC filters — Fresh air improves tenant satisfaction ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Turner Elementary Middle School F LA #568/646 Nat'l #38,100/41,679 Middle Caddo Parish Middle Magnet School A+ LA #1/218 Nat'l #104/14,009 High Huntington High School F LA #183/265 Nat'l #14,027/17,239

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

D Composite livability gradescore 59/100

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 · 243,190 people
• City population: 164,123
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 10,364
• Household income: $58,378
• Rent vs Own: 24.3% rent · 75.7% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

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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: ▼ -44.76%
• Current HPI: 129.6866
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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 events — show timeline

• 2025-08-07 Relisted — Zillow
• 2025-05-30 Delisted — Zillow
• 2025-04-23 Listed $49,999 Zillow