3424 Darien St · Shreveport, LA 71109

$41,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 240 Days on market

Built 1940 4,792 sqft lot $38/sqft · 6% below area Est $40k · at est.

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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 +6.6/15.0
• Appreciation +4.4/10.0
• 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

Consistent cash flow! Strong management! This portfolio offers immediate income with upside potential, ideal for investors looking to scale quickly with performing rental properties. Whether you're expanding your holdings or entering multi-unit ownership, this opportunity delivers both traction and potential. Seven of the eight properties are currently tenant-occupied with reliable rent history and oversight already in place. Sold only as a package. Do not disturb the tenants please. Inquire for rent rolls, financials, and details. MLS #s 21076853, 21076853, 21075921, 21075918, 21075673, 21075666, 21074347, 21074229

Key facts

• 4,792 sq ft lot
• Built 1940
• Listed 240 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($740 rent vs $41k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: 123 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $283 of loan paydown is wiped out by about $484 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.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $36,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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 1940 — 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: 1.81% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.87%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

• ARV (median comp): $40,195
• List price: $41,000
• Delta: 2.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1821 Dolphine	0.41mi	2/1.0	1,100 (+2%)	4mo	$19,000	$17	75
3501 Hardy St	0.41mi	2/1.0	1,150 (+6%)	2mo	$25,000	$22	68
2824 W Caperton St	0.58mi	2/1.0	1,100 (+2%)	2mo	$60,900	$55	68
3434 Judson St	0.11mi	2/1.0	940 (-13%)	9mo	$62,500	$66	66
3615 Lakeshore Dr	0.26mi	2/1.0	965 (-11%)	6mo	$23,500	$24	65
3560 Lillian St	0.20mi	3/1.0 (+1)	1,229 (+14%)	2mo	$40,000	$33	61
3147 Milton St	0.39mi	2/1.0	951 (-12%)	1mo	$31,000	$33	61
3240 Jackson St	0.53mi	2/1.0	1,014 (-6%)	7mo	$34,900	$34	59
3211 Milton St	0.37mi	2/1.0	961 (-11%)	9mo	$25,000	$26	57
3727 Judson St	0.37mi	3/1.0 (+1)	988 (-8%)	9mo	$18,500	$19	56
1411 Hassett Ave	0.66mi	3/1.0 (+1)	1,060 (-2%)	6mo	$20,000	$19	56
2631 Lillian St	0.74mi	3/2.0 (+1)	1,227 (+14%)	6mo	$125,000	$102	28

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 2.50×
• Total profit: $17,214
• Equity at exit: $9,542

10-year hold

• IRR: 37.4%
• Equity multiple: 4.88×
• Total profit: $44,552
• Equity at exit: $9,720

Cash invested: $11,480 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 123
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $740 high
• Mortgage (P&I): −$215
• Tax from tax record: −$29 /mo · $342/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$155
• Net cashflow: $324

Break-even live

Break-even rent $330

Max offer price $41,000

Occupancy floor 51%

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	0.02mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	43d	1	0.06mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	0.11mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	0.37mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	13d	1	0.48mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.50mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	0.60mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	43d	1	0.64mi
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	21d	1	0.68mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$798	$0.80	43d	1	0.75mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	43d	1	0.76mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	13d	1	1.05mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	1.17mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	1.18mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	1.18mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	1.18mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	1.18mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	1.21mi
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	43d	1	1.23mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	1.24mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.24mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $41,000 Active 240 DOM
2. 2026-06-17
   days on market $41,000 Active 239 DOM
3. 2026-06-16
   days on market $41,000 Active 238 DOM
4. 2026-06-15
   days on market $41,000 Active 237 DOM
5. 2026-06-14
   days on market $41,000 Active 235 DOM
6. 2026-06-13
   days on market $41,000 Active 234 DOM
7. 2026-06-10
   days on market $41,000 Active 232 DOM
8. 2026-06-09
   days on market $41,000 Active 231 DOM
9. 2026-06-08
   days on market $41,000 Active 230 DOM
10. 2026-06-07
    days on market $41,000 Active 229 DOM
11. 2026-06-05
    days on market $41,000 Active 226 DOM
12. 2026-06-03
    days on market $41,000 Active 225 DOM
13. 2026-06-02
    days on market $41,000 Active 224 DOM
14. 2026-06-01
    days on market $41,000 Active 223 DOM
15. 2026-05-31
    days on market $41,000 Active 222 DOM
16. 2026-05-30
    days on market $41,000 Active 221 DOM
17. 2025-10-02
    listed $41,000 Active 623-char remark

    Show marketing remark (623 chars)

    Consistent cash flow! Strong management! This portfolio offers immediate income with upside potential, ideal for investors looking to scale quickly with performing rental properties. Whether you're expanding your holdings or entering multi-unit ownership, this opportunity delivers both traction and potential. Seven of the eight properties are currently tenant-occupied with reliable rent history and oversight already in place. Sold only as a package. Do not disturb the tenants please. Inquire for rent rolls, financials, and details. MLS #s 21076853, 21076853, 21075921, 21075918, 21075673, 21075666, 21074347, 21074229

18. 2025-07-23
    historical
19. 2025-02-03
    listed $350,000 Active
20. 2024-09-07
    historical $575
21. 2024-08-29
    price $575
22. 2024-07-11
    price $600
23. 2024-06-21
    price $650
24. 2024-05-23
    listed $675
25. 2023-02-03
    historical
26. 2023-02-03
    status Pending
27. 2023-02-03
    listed $39,000 Active
28. 2022-07-05
    price $665
29. 2019-03-04
    soldstatus $952,900
30. 2003-05-30
    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: $342 · $29/mo
• Projected year-2 tax: $342 · $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 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: $8,881
• − Mortgage interest: −$2,297
• − Property taxes: −$342
• − Insurance: −$205
• − Repairs & maintenance: −$710
• − Management: −$710
• − Depreciation: −$1,193
• Taxable income: $3,423
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $3,067/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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 Black (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 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: ▼ -1.18%
• Current HPI: 54.4158
• 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

-95.7% since first listed

14 events — show timeline

• 2025-10-02 Listed $41,000 NTREIS
• 2025-07-23 Listing Removed — NTREIS
• 2025-02-03 Listed $350,000 NTREIS
• 2024-09-07 Rental Removed $575 APPFOLIO
• 2024-08-29 Price Changed $575 APPFOLIO
• 2024-07-11 Price Changed $600 APPFOLIO
• 2024-06-21 Price Changed $650 APPFOLIO
• 2024-05-23 Listed for Rent $675 APPFOLIO
• 2023-02-03 Listing Removed — NTREIS
• 2023-02-03 Pending — NTREIS
• 2023-02-03 Listed $39,000 NTREIS
• 2022-07-05 Price Changed $665 RENT.
• 2019-03-04 Sold (Public Records) $952,900 Public Records
• 2003-05-30 Sold (Public Records) — Public Records

Property tax history

-1.5%/yr

Latest (2025): $342 · +0.4% YoY. Source: county tax records.