2715 Higgins St · Shreveport, LA 71104

$137,500

3 bd · 1.0 ba · 1,808 sqft · SingleFamily public records · 91 Days on market

Built 2006 7,667 sqft lot $76/sqft · 20% below area Est $172k · 20% 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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• 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

Investor Special with Endless Potential! This property is the perfect opportunity for buyers ready to bring their vision to life. Whether you’re an investor looking for your next project or a buyer wanting to customize your future home, this one is full of possibilities. With the right updates and improvements, this property has strong potential for value growth and long-term returns. Ideal for those considering creative financing options or renovation-based loan programs that allow you to finance both the purchase and improvements. Looking to build wealth? This could also be a great opportunity for buyers interested in maximizing their investment strategy by living in the property while improving it over time. Conveniently located and priced to sell, this is your chance to secure a property with upside potential. Schedule your showing today and explore the possibilities!

Key facts

• 7,667 sq ft lot
• Parking
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $131k (4.5% below list).
• Recommended offer: $125k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.6% in Shreveport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $951 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 91 days — a 9% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $125,125 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.7

CMA / ARV

• ARV (median comp): $171,567
• List price: $137,500
• Delta: -19.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 E Washington St	0.08mi	3/2.0	1,780 (-2%)	8mo	$209,999	$118	83
1333 E Washington St	0.05mi	3/2.0	1,597 (-12%)	5mo	$199,999	$125	70
2804 Higgins St	0.04mi	3/2.0	1,613 (-11%)	13mo	$154,400	$96	65
1337 Georgia St	0.08mi	3/2.0	1,642 (-9%)	15mo	$164,900	$100	64
1310 Oden St	0.14mi	3/2.0	1,580 (-13%)	8mo	$199,900	$127	62
1317 Oden St	0.10mi	3/2.0	1,639 (-9%)	17mo	$170,000	$104	61
2509 Bolch St	0.60mi	3/2.0	1,718 (-5%)	3mo	$199,000	$116	58
1106 Gayle St	0.47mi	3/2.0	2,016 (+12%)	2mo	$210,000	$104	53
616 Edgar St	0.68mi	3/2.0	1,704 (-6%)	12mo	$105,000	$62	45
1553 Riverview Ln	0.74mi	3/2.0	1,660 (-8%)	13mo	$249,900	$151	37
2502 Mecom Dr	0.74mi	3/2.0	1,599 (-12%)	7mo	$90,000	$56	36
2802 Bolch St	0.70mi	4/1.5 (+1)	2,026 (+12%)	5mo	$168,000	$83	36

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-14,709
• Equity at exit: $20,502

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-908
• Equity at exit: $11,888

Cash invested: $38,500 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$721
• Tax from tax record: −$151 /mo · $1,818/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $107

Break-even live

Break-even rent $1,177

Max offer price $137,500

Occupancy floor 87%

Sensitivity live

Price	-10% $185	-5% $146	+0% $107	+5% $68	+10% $29
Rent	-10% $3	-5% $55	+0% $107	+5% $159	+10% $211
Rate	-1.0pp $176	-0.5pp $142	base $107	+0.5pp $71	+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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	14d	11	0.38mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	14d	1	0.72mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	14d	1	0.77mi
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	45d	1	0.99mi
1140 Schex Dr Bossier City, LA	3.0	1.0	1346	$1,500	$1.11	22d	1	1.22mi
1204 Waller Ave Bossier City, LA	4.0	2.0	1796	$1,175	$0.65	45d	1	1.36mi
250 E Jordan St Shreveport, LA	2.0	1.0	1920	$800	$0.42	45d	1	1.36mi
1231 Waller Ave Bossier City, LA	3.0	1.0	1500	$1,100	$0.73	45d	1	1.44mi
3202 Jana Pl Bossier City, LA	3.0	1.0	1258	$1,250	$0.99	45d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $137,500 Active 91 DOM
2. 2026-06-17
   days on market $137,500 Active 90 DOM
3. 2026-06-16
   days on market $137,500 Active 89 DOM
4. 2026-06-15
   days on market $137,500 Active 88 DOM
5. 2026-06-14
   days on market $137,500 Active 86 DOM
6. 2026-06-13
   days on market $137,500 Active 85 DOM
7. 2026-06-10
   days on market $137,500 Active 83 DOM
8. 2026-06-09
   days on market $137,500 Active 82 DOM
9. 2026-06-08
   days on market $137,500 Active 81 DOM
10. 2026-06-07
    days on market $137,500 Active 80 DOM
11. 2026-06-05
    days on market $137,500 Active 77 DOM
12. 2026-06-03
    days on market $137,500 Active 76 DOM
13. 2026-06-02
    days on market $137,500 Active 75 DOM
14. 2026-06-01
    days on market $137,500 Active 74 DOM
15. 2026-05-31
    days on market $137,500 Active 73 DOM
16. 2026-05-30
    days on market $137,500 Active 72 DOM
17. 2026-05-01
    price $139,900 905-char remark

    Show marketing remark (905 chars)

    Investor Special with Endless Potential! This property is the perfect opportunity for buyers ready to bring their vision to life. Whether you’re an investor looking for your next project or a buyer wanting to customize your future home, this one is full of possibilities. With the right updates and improvements, this property has strong potential for value growth and long-term returns. Ideal for those considering creative financing options or renovation-based loan programs that allow you to finance both the purchase and improvements. Looking to build wealth? This could also be a great opportunity for buyers interested in maximizing their investment strategy by living in the property while improving it over time. Conveniently located and priced to sell, this is your chance to secure a property with upside potential. Schedule your showing today and explore the possibilities!

18. 2026-03-20
    listed $149,000 Active 905-char remark

    Show marketing remark (905 chars)

    Investor Special with Endless Potential! This property is the perfect opportunity for buyers ready to bring their vision to life. Whether you’re an investor looking for your next project or a buyer wanting to customize your future home, this one is full of possibilities. With the right updates and improvements, this property has strong potential for value growth and long-term returns. Ideal for those considering creative financing options or renovation-based loan programs that allow you to finance both the purchase and improvements. Looking to build wealth? This could also be a great opportunity for buyers interested in maximizing their investment strategy by living in the property while improving it over time. Conveniently located and priced to sell, this is your chance to secure a property with upside potential. Schedule your showing today and explore the possibilities!

19. 2022-03-10
    soldstatus Closed 732-char remark

    Show marketing remark (732 chars)

    **Huge Price Reduction** You do not want to miss this extremely well cared for and move-in-ready home mere minutes away from the west gate of Barksdale Air Force Base. This spacious home for sale located in the Shreve City area is within walking-biking distance of shopping centers, restaurants & recreation. Also close by are schools, worship facilities, and other recreational opportunities via the Red River and downtown Shreveport. A formal living and dining room along with a nice-sized great room with wood-burning fireplace and built-ins offer plenty of living space. New carpeting & laminate floors, covered patio, shady backyard, gutters & 2-storage buildings-workshop are great features as well. Call today!

20. 2022-03-10
    soldstatus $135,000

    Show marketing remark (732 chars)

    **Huge Price Reduction** You do not want to miss this extremely well cared for and move-in-ready home mere minutes away from the west gate of Barksdale Air Force Base. This spacious home for sale located in the Shreve City area is within walking-biking distance of shopping centers, restaurants & recreation. Also close by are schools, worship facilities, and other recreational opportunities via the Red River and downtown Shreveport. A formal living and dining room along with a nice-sized great room with wood-burning fireplace and built-ins offer plenty of living space. New carpeting & laminate floors, covered patio, shady backyard, gutters & 2-storage buildings-workshop are great features as well. Call today!

21. 2022-03-02
    status Pending 732-char remark

    Show marketing remark (732 chars)

    **Huge Price Reduction** You do not want to miss this extremely well cared for and move-in-ready home mere minutes away from the west gate of Barksdale Air Force Base. This spacious home for sale located in the Shreve City area is within walking-biking distance of shopping centers, restaurants & recreation. Also close by are schools, worship facilities, and other recreational opportunities via the Red River and downtown Shreveport. A formal living and dining room along with a nice-sized great room with wood-burning fireplace and built-ins offer plenty of living space. New carpeting & laminate floors, covered patio, shady backyard, gutters & 2-storage buildings-workshop are great features as well. Call today!

22. 2022-02-28
    status Pending 732-char remark

    Show marketing remark (732 chars)

    **Huge Price Reduction** You do not want to miss this extremely well cared for and move-in-ready home mere minutes away from the west gate of Barksdale Air Force Base. This spacious home for sale located in the Shreve City area is within walking-biking distance of shopping centers, restaurants & recreation. Also close by are schools, worship facilities, and other recreational opportunities via the Red River and downtown Shreveport. A formal living and dining room along with a nice-sized great room with wood-burning fireplace and built-ins offer plenty of living space. New carpeting & laminate floors, covered patio, shady backyard, gutters & 2-storage buildings-workshop are great features as well. Call today!

23. 2022-02-13
    historical Active Contingent 732-char remark

    Show marketing remark (732 chars)

    **Huge Price Reduction** You do not want to miss this extremely well cared for and move-in-ready home mere minutes away from the west gate of Barksdale Air Force Base. This spacious home for sale located in the Shreve City area is within walking-biking distance of shopping centers, restaurants & recreation. Also close by are schools, worship facilities, and other recreational opportunities via the Red River and downtown Shreveport. A formal living and dining room along with a nice-sized great room with wood-burning fireplace and built-ins offer plenty of living space. New carpeting & laminate floors, covered patio, shady backyard, gutters & 2-storage buildings-workshop are great features as well. Call today!

24. 2022-01-05
    price $139,000 732-char remark

    Show marketing remark (732 chars)

    **Huge Price Reduction** You do not want to miss this extremely well cared for and move-in-ready home mere minutes away from the west gate of Barksdale Air Force Base. This spacious home for sale located in the Shreve City area is within walking-biking distance of shopping centers, restaurants & recreation. Also close by are schools, worship facilities, and other recreational opportunities via the Red River and downtown Shreveport. A formal living and dining room along with a nice-sized great room with wood-burning fireplace and built-ins offer plenty of living space. New carpeting & laminate floors, covered patio, shady backyard, gutters & 2-storage buildings-workshop are great features as well. Call today!

25. 2021-11-15
    price $149,900 732-char remark

    Show marketing remark (732 chars)

    **Huge Price Reduction** You do not want to miss this extremely well cared for and move-in-ready home mere minutes away from the west gate of Barksdale Air Force Base. This spacious home for sale located in the Shreve City area is within walking-biking distance of shopping centers, restaurants & recreation. Also close by are schools, worship facilities, and other recreational opportunities via the Red River and downtown Shreveport. A formal living and dining room along with a nice-sized great room with wood-burning fireplace and built-ins offer plenty of living space. New carpeting & laminate floors, covered patio, shady backyard, gutters & 2-storage buildings-workshop are great features as well. Call today!

26. 2021-10-03
    listed $155,000 Active 732-char remark

    Show marketing remark (732 chars)

    **Huge Price Reduction** You do not want to miss this extremely well cared for and move-in-ready home mere minutes away from the west gate of Barksdale Air Force Base. This spacious home for sale located in the Shreve City area is within walking-biking distance of shopping centers, restaurants & recreation. Also close by are schools, worship facilities, and other recreational opportunities via the Red River and downtown Shreveport. A formal living and dining room along with a nice-sized great room with wood-burning fireplace and built-ins offer plenty of living space. New carpeting & laminate floors, covered patio, shady backyard, gutters & 2-storage buildings-workshop are great features as well. Call today!

27. 2010-08-10
    soldstatus $118,000

ⓘ 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: $1,818 · $151/mo
• Projected year-2 tax: $1,818 · $151/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 ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $15,751
• − Mortgage interest: −$7,702
• − Property taxes: −$1,818
• − Insurance: −$688
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$4,000
• Taxable loss: −$977
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $1,520/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

+18.6% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $139,900 NTREIS
• 2026-03-20 Listed $149,000 NTREIS
• 2022-03-10 Sold (Public Records) $135,000 Public Records
• 2022-03-10 Sold (MLS) — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-28 Pending — NTREIS
• 2022-02-13 Contingent — NTREIS
• 2022-01-05 Price Changed $139,000 NTREIS
• 2021-11-15 Price Changed $149,900 NTREIS
• 2021-10-03 Listed $155,000 NTREIS
• 2010-08-10 Sold (Public Records) $118,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,818 · +0.4% YoY. Source: county tax records.