6121 Kathy Ln · Shreveport, LA 71105

$139,900

4 bd · 3.0 ba · 1,636 sqft · SingleFamily public records · 8 Days on market

Built 1963 0.25 ac lot Est $204k · 32% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

4 bedroom, 2 bath with covered patio. In 2023 all of the following was replaced: The floors, the central AC, water heater & the cooktop. The interior was repainted in 2023. This property will not qualify for FHA or VA financing. .. must be Conventional or Cash purchase. Will come with a 1 year Guard Home Warranty with a favorable offer to the seller.

Key facts

• Interior repainted
• Covered patio
• Central ac replaced

Tags

• COVERED PATIO
• FLOORS REPLACED
• CENTRAL AC REPLACED
• WATER HEATER REPLACED
• COOKTOP REPLACED
• INTERIOR REPAINTED

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Subdivision: Broadmoor Terrace Sub
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; 2 covered carport spaces; Driveway
• Utilities: City water; City sewer; Municipal Utility District: No
• Home design: Single family residence; Attached property; Shingle roof
• Construction: Built in 1963; Combination and slab foundation
• Exterior features: Fenced yard; Lot under 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric range
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: One-level layout; Other interior features; One living area; One dining area

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.8% vs local median 5.6% 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: 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 (+3.9%/yr); 148 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 31% 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 $967 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); major wind risk, 68% 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 $139,900

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.24% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $204,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6121 Kathy Ln	0.00mi	4/2.0	1,636 (0%)	1mo	$139,900	$86	96
6202 Kathy Ln	0.08mi	3/2.0 (-1)	1,607 (-2%)	9mo	$208,000	$129	77
351 Fontaine St	0.28mi	3/2.0 (-1)	1,704 (+4%)	1mo	$225,000	$132	70
6324 Sand Beach Blvd	0.22mi	3/2.0 (-1)	1,577 (-4%)	6mo	$199,000	$126	69
4509 Finley Dr	0.45mi	3/2.0 (-1)	1,597 (-2%)	4mo	$199,625	$125	63
4350 Finley Dr	0.65mi	3/2.0 (-1)	1,608 (-2%)	1mo	$200,000	$124	57
343 Bellmead St	0.23mi	3/1.0 (-1)	1,438 (-12%)	1mo	$164,900	$115	56
5908 Leopold Ln	0.72mi	3/2.0 (-1)	1,649 (+1%)	5mo	$250,000	$152	52
4410 Akard Ave	0.66mi	3/1.0 (-1)	1,657 (+1%)	10mo	$199,900	$121	46
4506 Orchid St	0.62mi	3/2.0 (-1)	1,490 (-9%)	6mo	$195,000	$131	42
4403 Steere Dr	0.62mi	3/1.5 (-1)	1,529 (-6%)	11mo	$175,000	$114	40
4419 Norway Dr	0.70mi	3/2.0 (-1)	1,495 (-9%)	5mo	$187,500	$125	40

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,503
• Equity at exit: $20,860

10-year hold

• IRR: 7.9%
• Equity multiple: 1.63×
• Total profit: $24,559
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$734
• Tax from tax record: −$173 /mo · $2,082/yr
• Insurance: −$58
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $258

Break-even live

Break-even rent $1,415

Max offer price $139,900

Occupancy floor 80%

Sensitivity live

Price	-10% $337	-5% $297	+0% $258	+5% $218	+10% $178
Rent	-10% $120	-5% $189	+0% $258	+5% $326	+10% $395
Rate	-1.0pp $328	-0.5pp $293	base $258	+0.5pp $221	+1.0pp $184

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
186 Charles Ave Shreveport, LA	3.0	1.0	1320	$1,675	$1.27	22d	1	0.92mi
243 Justin Ave Shreveport, LA	3.0	1.0	1236	$1,400	$1.13	45d	1	0.99mi
154 Southfield Rd Shreveport, LA	3.0	1.0	1258	$1,395	$1.11	45d	1	1.03mi
216 Pennsylvania Ave Shreveport, LA	3.0	1.0	1199	$1,250	$1.04	22d	1	1.15mi
6122 Burgundy Dr Shreveport, LA	4.0	2.0	2222	$2,500	$1.13	45d	1	1.16mi
119 Charles Ave Shreveport, LA	3.0	2.0	1518	$1,800	$1.19	45d	1	1.19mi
204 Leo Ave Shreveport, LA	4.0	2.0	1846	$2,000	$1.08	15d	1	1.28mi
720 Delaware St Shreveport, LA	3.0	2.0	1600	$1,800	$1.12	15d	1	1.28mi
2011 Audubon Pl Shreveport, LA	3.0	2.0	1932	$1,800	$0.93	45d	1	1.43mi
7800 Youree Dr Shreveport, LA	1.0–3.0	1.0–2.0	1031	$1,724	$1.67	15d	41	1.47mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	45d	1	1.50mi

Listing history 11 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   status Active
3. 2026-04-18
   status Pending
4. 2026-04-16
   listed $139,900 Active
5. 2026-03-02
   historical
6. 2026-02-12
   price $174,900
7. 2026-02-12
   listed $199,900 Active
8. 2023-10-20
   historical $1,395
9. 2023-10-02
   listed $1,395
10. 2022-08-26
    price $1,395
11. 1980-09-29
    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: $2,082 · $173/mo
• Projected year-2 tax: $2,082 · $173/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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $20,886
• − Mortgage interest: −$7,837
• − Property taxes: −$2,082
• − Insurance: −$2,524
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$4,070
• Taxable income: $1,033
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $2,843/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

+9928.7% since first listed

11 events — show timeline

• 2026-05-01 Pending — NTREIS
• 2026-04-24 Relisted — NTREIS
• 2026-04-18 Pending — NTREIS
• 2026-04-16 Listed $139,900 NTREIS
• 2026-03-02 Listing Removed — NTREIS
• 2026-02-12 Price Changed $174,900 NTREIS
• 2026-02-12 Listed $199,900 NTREIS
• 2023-10-20 Rental Removed $1,395 APPFOLIO
• 2023-10-02 Listed for Rent $1,395 APPFOLIO
• 2022-08-26 Price Changed $1,395 APPFOLIO
• 1980-09-29 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $2,082 · +0.4% YoY. Source: county tax records.