1527 Buena Vista St · Shreveport, LA 71101

$25,500

3 bd · 1.0 ba · 1,369 sqft · SingleFamily public records · 138 Days on market

Built 1960 5,009 sqft lot $19/sqft · 16% below area Est $30k · 16% 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 +30.0/30.0
• ARV discount +14.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Welcome to 1527 Buena Vista St, a 3-bedroom, 2 full-bath home offering 1,369 square feet of living space in Shreveport, LA. The home features a functional floor plan with spacious rooms and solid bones, and is conveniently located near downtown Shreveport with easy access to shopping, dining, and major roadways. Square Footage to be verified by buyer and the buyer's agent. ?? Important Showing & Access Information: Do Not Disturb Tenant. Listing agent must be present at all showings. Proof of funds must be submitted before any showing will be approved.

Key facts

• Solid bones
• Spacious rooms
• Conveniently located

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS ROOMS
• SOLID BONES
• CONVENIENTLY LOCATED
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $26k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.6% 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: 62 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• At $900/mo this rent would consume 56% of the median local household income ($19k/yr) (locally 702% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $99 of equity ($176 loan paydown + $-77 appreciation (-0.3% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($22k) 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

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.53% ✓
• Cap rate: 31.60%
• Cash-on-cash: 90.38%
• DSCR: 5.02
• GRM: 2.4

CMA / ARV

• ARV (median comp): $30,346
• List price: $25,500
• Delta: -15.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1658 Ashton St	0.70mi	2/1.0 (-1)	1,200 (-12%)	12mo	$12,000	$10	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 92.6%
• Equity multiple: 5.64×
• Total profit: $33,158
• Equity at exit: $7,023

10-year hold

• IRR: 94.1%
• Equity multiple: 11.64×
• Total profit: $75,969
• Equity at exit: $8,143

Cash invested: $7,140 (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 71101

• Home prices YoY: -0.4%
• Active inventory: 62
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $900 high
• Mortgage (P&I): −$134
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $538

Break-even live

Break-even rent $219

Max offer price $25,500

Occupancy floor 35%

Sensitivity live

Price	-10% $552	-5% $545	+0% $538	+5% $531	+10% $523
Rent	-10% $467	-5% $502	+0% $538	+5% $573	+10% $609
Rate	-1.0pp $551	-0.5pp $544	base $538	+0.5pp $531	+1.0pp $524

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: $6,375
• Closing costs: $765
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	45d	1	0.41mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	45d	1	0.50mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	15d	2	0.60mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	22d	7	0.91mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	45d	1	1.29mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	15d	1	1.31mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	45d	1	1.41mi

Listing history 20 events

1. 2026-06-21
   days on market $25,500 Active 138 DOM
2. 2026-06-18
   days on market $25,500 Active 135 DOM
3. 2026-06-17
   days on market $25,500 Active 134 DOM
4. 2026-06-16
   days on market $25,500 Active 133 DOM
5. 2026-06-15
   days on market $25,500 Active 132 DOM
6. 2026-06-14
   days on market $25,500 Active 130 DOM
7. 2026-06-13
   days on market $25,500 Active 129 DOM
8. 2026-06-10
   days on market $25,500 Active 127 DOM
9. 2026-06-09
   days on market $25,500 Active 126 DOM
10. 2026-06-08
    days on market $25,500 Active 125 DOM
11. 2026-06-07
    days on market $25,500 Active 124 DOM
12. 2026-06-05
    days on market $25,500 Active 121 DOM
13. 2026-06-03
    days on market $25,500 Active 120 DOM
14. 2026-06-02
    days on market $25,500 Active 119 DOM
15. 2026-06-01
    days on market $25,500 Active 118 DOM
16. 2026-05-31
    days on market $25,500 Active 117 DOM
17. 2026-05-30
    days on market $25,500 Active 116 DOM
18. 2026-02-08
    status Active 570-char remark

    Show marketing remark (570 chars)

    Welcome to 1527 Buena Vista St, a 3-bedroom, 2 full-bath home offering 1,369 square feet of living space in Shreveport, LA. The home features a functional floor plan with spacious rooms and solid bones, and is conveniently located near downtown Shreveport with easy access to shopping, dining, and major roadways. Square Footage to be verified by buyer and the buyer's agent. ?? Important Showing & Access Information: Do Not Disturb Tenant. Listing agent must be present at all showings. Proof of funds must be submitted before any showing will be approved.

19. 2026-02-05
    status Pending 570-char remark

    Show marketing remark (570 chars)

    Welcome to 1527 Buena Vista St, a 3-bedroom, 2 full-bath home offering 1,369 square feet of living space in Shreveport, LA. The home features a functional floor plan with spacious rooms and solid bones, and is conveniently located near downtown Shreveport with easy access to shopping, dining, and major roadways. Square Footage to be verified by buyer and the buyer's agent. ?? Important Showing & Access Information: Do Not Disturb Tenant. Listing agent must be present at all showings. Proof of funds must be submitted before any showing will be approved.

20. 2026-02-01
    listed $25,500 Active 570-char remark

    Show marketing remark (570 chars)

    Welcome to 1527 Buena Vista St, a 3-bedroom, 2 full-bath home offering 1,369 square feet of living space in Shreveport, LA. The home features a functional floor plan with spacious rooms and solid bones, and is conveniently located near downtown Shreveport with easy access to shopping, dining, and major roadways. Square Footage to be verified by buyer and the buyer's agent. ?? Important Showing & Access Information: Do Not Disturb Tenant. Listing agent must be present at all showings. Proof of funds must be submitted before any showing will be approved.

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $346 · $29/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 ≥110°F today · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,800
• − Mortgage interest: −$1,428
• − Property taxes: −$346
• − Insurance: −$128
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$742
• Taxable income: $6,428
• Est. tax owed @ 24.0%: −$1,543
• After-tax cash flow: $4,911/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): 6,415
• Household income: $19,351
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 702.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 29% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Tagalog/Filipino 0%

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: ▼ -0.30%
• Current HPI: 74.2131
• Rent YoY: —
• 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

3 events — show timeline

• 2026-02-08 Relisted — NTREIS
• 2026-02-05 Pending — NTREIS
• 2026-02-01 Listed $25,500 NTREIS

Property tax history

-8.4%/yr

Latest (2025): $346 · +0.4% YoY. Source: county tax records.