7341 Broadacres Rd · Shreveport, LA 71129

$85,000

3 bd · 1.0 ba · 1,821 sqft · SingleFamily public records · 116 Days on market

Built 1950 0.36 ac lot $47/sqft · 57% below area ↓ 32% since listing

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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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home is situated on a spacious corner lot just minutes from EVANGEL CHRISTAIN ACADEMY. It features a large back den with a fireplace, offering great potential for a second living area or entertainment space. While the home does need some TLC, it presents an excellent opportunity to make it yours. Priced to sell, this home could make a great rental income or renovation could offer monetary gains.

Key facts

• Corner lot
• Large back den
• Fireplace

Tags

• CORNER LOT
• LARGE BACK DEN
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: 77 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 $588 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.71% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.55%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $197,299
• List price: $85,000
• Delta: -56.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6313 Garden Oaks Dr	0.23mi	3/2.0	1,658 (-9%)	1mo	$129,900	$78	69
6313 Westwood Rd	0.17mi	3/2.0	1,571 (-14%)	9mo	$130,000	$83	58
7021 Bobtail Dr	0.55mi	3/2.0	1,697 (-7%)	4mo	$167,500	$99	55
6128 N Weatherby Dr	0.60mi	3/2.0	1,649 (-9%)	1mo	$199,999	$121	52
7006 Bobtail Dr	0.50mi	3/2.0	1,606 (-12%)	3mo	$174,900	$109	50
6108 Doncaster Dr	0.71mi	3/2.0	1,714 (-6%)	3mo	$219,900	$128	50
7204 Bobtail Cir	0.60mi	3/2.0	1,696 (-7%)	8mo	$160,000	$94	50
7600 Kempton Park Dr	0.60mi	3/2.0	1,771 (-3%)	19mo	$179,900	$102	48
6101 Ambleside St	0.66mi	3/2.0	1,885 (+4%)	15mo	$199,000	$106	47
6930 Broadacres Rd	0.54mi	3/1.0	1,659 (-9%)	22mo	$114,900	$69	42
6069 Fox Chase Trl	0.71mi	3/2.0	1,600 (-12%)	1mo	$210,000	$131	42
6140 Wincanton Dr	0.66mi	3/2.0	1,586 (-13%)	14mo	$134,900	$85	32

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: 21.6%
• Equity multiple: 1.88×
• Total profit: $21,053
• Equity at exit: $12,674

10-year hold

• IRR: 29.7%
• Equity multiple: 3.66×
• Total profit: $63,263
• Equity at exit: $7,349

Cash invested: $23,800 (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 71129

• Home prices YoY: -27.2%
• Active inventory: 77
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,453 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$120 /mo · $1,446/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $546

Break-even live

Break-even rent $762

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $594	-5% $570	+0% $546	+5% $522	+10% $498
Rent	-10% $432	-5% $489	+0% $546	+5% $604	+10% $661
Rate	-1.0pp $589	-0.5pp $568	base $546	+0.5pp $524	+1.0pp $502

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $85,000 Active 116 DOM
2. 2026-06-18
   days on market $85,000 Active 113 DOM
3. 2026-06-17
   days on market $85,000 Active 112 DOM
4. 2026-06-16
   days on market $85,000 Active 111 DOM
5. 2026-06-15
   days on market $85,000 Active 110 DOM
6. 2026-06-14
   days on market $85,000 Active 108 DOM
7. 2026-06-13
   days on market $85,000 Active 107 DOM
8. 2026-06-10
   days on market $85,000 Active 105 DOM
9. 2026-06-09
   days on market $85,000 Active 104 DOM
10. 2026-06-08
    days on market $85,000 Active 103 DOM
11. 2026-06-07
    days on market $85,000 Active 102 DOM
12. 2026-06-05
    days on market $85,000 Active 99 DOM
13. 2026-06-03
    days on market $85,000 Active 98 DOM
14. 2026-06-02
    days on market $85,000 Active 97 DOM
15. 2026-06-01
    days on market $85,000 Active 96 DOM
16. 2026-05-31
    days on market $85,000 Active 95 DOM
17. 2026-05-30
    days on market $85,000 Active 94 DOM
18. 2026-04-20
    status Active 422-char remark

    Show marketing remark (422 chars)

    This 3-bedroom, 1-bath home is situated on a spacious corner lot just minutes from EVANGEL CHRISTAIN ACADEMY. It features a large back den with a fireplace, offering great potential for a second living area or entertainment space. While the home does need some TLC, it presents an excellent opportunity to make it yours. Priced to sell, this home could make a great rental income or renovation could offer monetary gains.

19. 2026-04-20
    status Pending 422-char remark

    Show marketing remark (422 chars)

    This 3-bedroom, 1-bath home is situated on a spacious corner lot just minutes from EVANGEL CHRISTAIN ACADEMY. It features a large back den with a fireplace, offering great potential for a second living area or entertainment space. While the home does need some TLC, it presents an excellent opportunity to make it yours. Priced to sell, this home could make a great rental income or renovation could offer monetary gains.

20. 2026-02-25
    price $85,000 422-char remark

    Show marketing remark (422 chars)

    This 3-bedroom, 1-bath home is situated on a spacious corner lot just minutes from EVANGEL CHRISTAIN ACADEMY. It features a large back den with a fireplace, offering great potential for a second living area or entertainment space. While the home does need some TLC, it presents an excellent opportunity to make it yours. Priced to sell, this home could make a great rental income or renovation could offer monetary gains.

21. 2026-02-25
    listed $86,000 Active 422-char remark

    Show marketing remark (422 chars)

    This 3-bedroom, 1-bath home is situated on a spacious corner lot just minutes from EVANGEL CHRISTAIN ACADEMY. It features a large back den with a fireplace, offering great potential for a second living area or entertainment space. While the home does need some TLC, it presents an excellent opportunity to make it yours. Priced to sell, this home could make a great rental income or renovation could offer monetary gains.

22. 2025-12-27
    historical
23. 2025-11-03
    price $99,995
24. 2025-09-16
    price $104,995
25. 2025-08-16
    price $109,995
26. 2025-08-13
    price $114,995
27. 2025-07-14
    price $119,995
28. 2025-06-30
    listed $124,900 Active
29. 1986-09-02
    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: $1,446 · $120/mo
• Projected year-2 tax: $1,446 · $120/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,438
• − Mortgage interest: −$4,761
• − Property taxes: −$1,446
• − Insurance: −$425
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$2,473
• Taxable income: $5,543
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $5,226/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): 12,395

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 (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -52.87%
• Current HPI: 141.6996
• 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

-31.9% since first listed

12 events — show timeline

• 2026-04-20 Relisted — NTREIS
• 2026-04-20 Pending — NTREIS
• 2026-02-25 Price Changed $85,000 NTREIS
• 2026-02-25 Listed $86,000 NTREIS
• 2025-12-27 Listing Removed — NTREIS
• 2025-11-03 Price Changed $99,995 NTREIS
• 2025-09-16 Price Changed $104,995 NTREIS
• 2025-08-16 Price Changed $109,995 NTREIS
• 2025-08-13 Price Changed $114,995 NTREIS
• 2025-07-14 Price Changed $119,995 NTREIS
• 2025-06-30 Listed $124,900 NTREIS
• 1986-09-02 Sold (Public Records) — Public Records

Property tax history

+12.4%/yr

Latest (2025): $1,446 · +0.4% YoY. Source: county tax records.