6700 Jefferson Paige Rd #46 · Shreveport, LA 71119

$49,999

2 bd · 2.0 ba · 896 sqft · SingleFamily · 326 Days on market

Built 2025 Good 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
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 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 good.

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 326 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

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 326 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 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 24 events

1. 2026-06-29
   days on market $49,999 Active 326 DOM
2. 2026-06-28
   days on market $49,999 Active 325 DOM
3. 2026-06-28
   days on market $49,999 Active 324 DOM
4. 2026-06-27
   days on market $49,999 Active 323 DOM
5. 2026-06-25
   days on market $49,999 Active 321 DOM
6. 2026-06-23
   days on market $49,999 Active 319 DOM
7. 2026-06-21
   days on market $49,999 Active 318 DOM
8. 2026-06-18
   days on market $49,999 Active 315 DOM
9. 2026-06-17
   days on market $49,999 Active 314 DOM
10. 2026-06-16
    days on market $49,999 Active 313 DOM
11. 2026-06-15
    days on market $49,999 Active 312 DOM
12. 2026-06-14
    days on market $49,999 Active 310 DOM
13. 2026-06-13
    days on market $49,999 Active 309 DOM
14. 2026-06-10
    days on market $49,999 Active 307 DOM
15. 2026-06-09
    days on market $49,999 Active 306 DOM
16. 2026-06-08
    days on market $49,999 Active 305 DOM
17. 2026-06-07
    days on market $49,999 Active 304 DOM
18. 2026-06-05
    days on market $49,999 Active 301 DOM
19. 2026-06-03
    days on market $49,999 Active 300 DOM
20. 2026-06-02
    days on market $49,999 Active 299 DOM
21. 2026-06-01
    days on market $49,999 Active 298 DOM
22. 2026-05-31
    days on market $49,999 Active 297 DOM
23. 2026-05-30
    days on market $49,999 Active 296 DOM
24. 2025-08-07
    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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $4,480–$13,440 screening

This single-family home in Pinecrest, Shreveport, LA, is in good condition with a good condition score of 75. It has a good roof, exterior, and interior, and is move-in ready with minor cosmetic updates needed. The home's curb appeal can be enhanced with exterior painting and window trimming, and interior updates like flooring and smart home features can further increase its value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal ↑
• Resale trim around windows — improves home's appearance ↑
• Both update flooring — modernizes living spaces and adds value ↑
• Both install smart home features — attracts tech-savvy buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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

1 event — show timeline

• 2025-08-07 Listed $49,999 Zillow