2322 Leslie St · Shreveport, LA 71103

$65,000

3 bd · 1.5 ba · 1,088 sqft · SingleFamily public records · 139 Days on market

Built 1976 6,098 sqft lot $60/sqft · 58% above area Est $44k · 49% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

HOW TO CREATE WEALTH 101--Stop paying $800 every month to rent and buy this wonderful place to begin for ~$500 monthly. SAVE THE DIFFERENCE, buy another home and bring back the neighborhood. It's a great price for first timers to use the City of Shreveport's HAPPI (Homebuyer Assistance Program Participation Initiative) that gives you $10K towards your down payment and closing costs. When buying is cheaper than renting, the property is not overpriced. Current owners were first time buyers who have busted out and need more space so here's an opportunity for you. Walkable to WK North, one minute from I-20 so accessible to everywhere and everything. No carpet, fully fenced, good floor plan with inside laundry, brick home with one car carport, come see yourself here and make it yours.

Key facts

• Fully fenced
• Brick home
• One car carport

Tags

• FULLY FENCED
• INSIDE LAUNDRY
• BRICK HOME
• ONE CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.7% 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: 69 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $341 of equity ($449 loan paydown + $-108 appreciation (-0.2% 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 (-0.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($57k) 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, 64% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1976 — 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: 1.33% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.99%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (median comp): $43,537
• List price: $65,000
• Delta: 49.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2326 Leslie St	0.01mi	3/1.0	1,083 (-0%)	18mo	$45,500	$42	82
2323 Stonewall St	0.11mi	3/1.0	1,060 (-3%)	20mo	$20,000	$19	72
2224 Stonewall St	0.17mi	2/1.0 (-1)	1,084 (-0%)	16mo	$49,900	$46	71
2230 Darien St	0.22mi	3/2.0	1,221 (+12%)	2mo	$47,000	$38	66
1713 Madison Ave	0.54mi	3/1.0	1,066 (-2%)	5mo	$23,000	$22	65
3726 Portland Ave	0.60mi	2/1.0 (-1)	1,105 (+2%)	2mo	$50,500	$46	61
2824 W Caperton St	0.64mi	2/1.0 (-1)	1,100 (+1%)	2mo	$60,900	$55	60
2631 Lillian St	0.39mi	3/2.0	1,227 (+13%)	6mo	$125,000	$102	53
1438 Arlington Ave	0.71mi	3/1.0	1,030 (-5%)	4mo	$19,500	$19	53
2908 Hardy St	0.56mi	2/1.0 (-1)	990 (-9%)	12mo	$42,998	$43	42
2806 W Caperton St	0.62mi	2/1.0 (-1)	1,232 (+13%)	10mo	$23,000	$19	34
2936 Penick St	0.62mi	2/1.0 (-1)	1,238 (+14%)	22mo	$46,000	$37	23

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.87×
• Total profit: $15,916
• Equity at exit: $18,338

10-year hold

• IRR: 22.8%
• Equity multiple: 3.49×
• Total profit: $45,362
• Equity at exit: $21,620

Cash invested: $18,200 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $868 high
• Mortgage (P&I): −$341
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $288

Break-even live

Break-even rent $503

Max offer price $65,000

Occupancy floor 62%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	0.40mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	44d	1	0.58mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	44d	1	0.62mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	14d	1	0.64mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.66mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	0.74mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	14d	1	0.90mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	14d	1	0.92mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	44d	1	0.95mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	0.96mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.00mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	14d	1	1.00mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	14d	1	1.03mi
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	21d	1	1.07mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	14d	1	1.09mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	14d	1	1.09mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	1.25mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	1.29mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	1.29mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	21d	1	1.35mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	1.36mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	1.36mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	14d	1	1.36mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	21d	1	1.42mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	44d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $65,000 Active 139 DOM
2. 2026-06-17
   days on market $65,000 Active 138 DOM
3. 2026-06-16
   days on market $65,000 Active 137 DOM
4. 2026-06-15
   days on market $65,000 Active 136 DOM
5. 2026-06-14
   days on market $65,000 Active 134 DOM
6. 2026-06-13
   days on market $65,000 Active 133 DOM
7. 2026-06-10
   days on market $65,000 Active 131 DOM
8. 2026-06-09
   days on market $65,000 Active 130 DOM
9. 2026-06-08
   days on market $65,000 Active 129 DOM
10. 2026-06-07
    days on market $65,000 Active 128 DOM
11. 2026-06-05
    days on market $65,000 Active 125 DOM
12. 2026-06-03
    days on market $65,000 Active 124 DOM
13. 2026-06-02
    days on market $65,000 Active 123 DOM
14. 2026-06-01
    days on market $65,000 Active 122 DOM
15. 2026-05-31
    days on market $65,000 Active 121 DOM
16. 2026-05-30
    days on market $65,000 Active 120 DOM
17. 2026-03-27
    price $65,000 795-char remark

    Show marketing remark (795 chars)

    HOW TO CREATE WEALTH 101--Stop paying $800 every month to rent and buy this wonderful place to begin for ~$500 monthly. SAVE THE DIFFERENCE, buy another home and bring back the neighborhood. It's a great price for first timers to use the City of Shreveport's HAPPI (Homebuyer Assistance Program Participation Initiative) that gives you $10K towards your down payment and closing costs. When buying is cheaper than renting, the property is not overpriced. Current owners were first time buyers who have busted out and need more space so here's an opportunity for you. Walkable to WK North, one minute from I-20 so accessible to everywhere and everything. No carpet, fully fenced, good floor plan with inside laundry, brick home with one car carport, come see yourself here and make it yours.

18. 2026-01-30
    listed $67,500 Active 795-char remark

    Show marketing remark (795 chars)

    HOW TO CREATE WEALTH 101--Stop paying $800 every month to rent and buy this wonderful place to begin for ~$500 monthly. SAVE THE DIFFERENCE, buy another home and bring back the neighborhood. It's a great price for first timers to use the City of Shreveport's HAPPI (Homebuyer Assistance Program Participation Initiative) that gives you $10K towards your down payment and closing costs. When buying is cheaper than renting, the property is not overpriced. Current owners were first time buyers who have busted out and need more space so here's an opportunity for you. Walkable to WK North, one minute from I-20 so accessible to everywhere and everything. No carpet, fully fenced, good floor plan with inside laundry, brick home with one car carport, come see yourself here and make it yours.

19. 2026-01-30
    historical

    Show marketing remark (795 chars)

    HOW TO CREATE WEALTH 101--Stop paying $800 every month to rent and buy this wonderful place to begin for ~$500 monthly. SAVE THE DIFFERENCE, buy another home and bring back the neighborhood. It's a great price for first timers to use the City of Shreveport's HAPPI (Homebuyer Assistance Program Participation Initiative) that gives you $10K towards your down payment and closing costs. When buying is cheaper than renting, the property is not overpriced. Current owners were first time buyers who have busted out and need more space so here's an opportunity for you. Walkable to WK North, one minute from I-20 so accessible to everywhere and everything. No carpet, fully fenced, good floor plan with inside laundry, brick home with one car carport, come see yourself here and make it yours.

20. 2025-11-07
    price $69,000
21. 2025-10-22
    price $72,000
22. 2025-08-14
    listed $75,000 Active
23. 2017-08-29
    soldstatus $59,000
24. 2008-06-27
    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: $353 · $29/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: +$4/yr ($0/mo · 1.2%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $10,410
• − Mortgage interest: −$3,641
• − Property taxes: −$353
• − Insurance: −$325
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$1,891
• Taxable income: $2,535
• Est. tax owed @ 24.0%: −$608
• After-tax cash flow: $2,847/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
• City population: 164,123
• Population (ZIP): 6,142

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 Black (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -0.17%
• Current HPI: 26.3904
• Rent YoY: —
• Metro: —
• 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

+10.2% since first listed

8 events — show timeline

• 2026-03-27 Price Changed $65,000 NTREIS
• 2026-01-30 Listing Removed — NTREIS
• 2026-01-30 Listed $67,500 NTREIS
• 2025-11-07 Price Changed $69,000 NTREIS
• 2025-10-22 Price Changed $72,000 NTREIS
• 2025-08-14 Listed $75,000 NTREIS
• 2017-08-29 Sold (Public Records) $59,000 Public Records
• 2008-06-27 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $353 · +0.4% YoY. Source: county tax records.