3014 Desoto St · Shreveport, LA 71109

$28,000

3 bd · 1.0 ba · 797 sqft · SingleFamily public records · 368 Days on market

Built 1950 5,401 sqft lot $35/sqft · 11% above area Est $30k · 6% 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 +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Add this to your portfolio. Sold together in a package only with 20949584 and 20949579

Key facts

• 5,401 sq ft lot
• Pool
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($808 rent vs $28k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.3% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $194 of loan paydown is wiped out by about $331 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 368 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $7k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $24,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 368 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 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: 2.89% ✓
• Cap rate: 25.29%
• Cash-on-cash: 67.84%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (median comp): $29,937
• List price: $28,000
• Delta: -6.47%
• 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
3035 Midway St	0.16mi	2/1.0 (-1)	792 (-1%)	8mo	$12,000	$15	80
2946 Midway St	0.14mi	2/1.0 (-1)	822 (+3%)	6mo	$22,500	$27	78
3149 Fulton St	0.21mi	2/1.0 (-1)	870 (+9%)	2mo	$34,900	$40	68
3127 Lindholm St	0.43mi	2/1.0 (-1)	810 (+2%)	16mo	$59,500	$73	59
3007 Boone St	0.46mi	2/1.0 (-1)	750 (-6%)	8mo	$18,500	$25	57
3504 Claiborne Ave	0.61mi	3/2.0	763 (-4%)	4mo	$9,990	$13	57
3101 Syphon St	0.54mi	2/1.0 (-1)	840 (+5%)	10mo	$10,000	$12	53
5018 Werner	0.62mi	2/1.0 (-1)	796 (-0%)	17mo	$34,800	$44	52
2506 Quinton St	0.56mi	3/1.0	840 (+5%)	20mo	$17,700	$21	48
3220 Jackson St	0.73mi	3/1.0	858 (+8%)	6mo	$17,000	$20	48
3453 Desoto St	0.51mi	2/1.0 (-1)	864 (+8%)	21mo	$27,500	$32	40
3506 Ninock St	0.70mi	2/1.0 (-1)	877 (+10%)	13mo	$49,000	$56	34

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: 68.8%
• Equity multiple: 4.30×
• Total profit: $25,907
• Equity at exit: $6,516

10-year hold

• IRR: 71.6%
• Equity multiple: 8.78×
• Total profit: $61,011
• Equity at exit: $6,638

Cash invested: $7,840 (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: 2.9×

Monthly cashflow live

• Estimated rent: $808 high
• Mortgage (P&I): −$147
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $443

Break-even live

Break-even rent $247

Max offer price $28,000

Occupancy floor 40%

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	0.17mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	14d	1	0.29mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	0.36mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	0.36mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	21d	1	0.46mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.57mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	0.71mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	14d	1	0.74mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	0.91mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.95mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	44d	1	0.99mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.02mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	1.09mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	21d	1	1.10mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	44d	1	1.14mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	1.14mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	14d	1	1.22mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	1.32mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$900	$0.90	44d	1	1.45mi

Listing history 21 events

1. 2026-05-30
   days on market $28,000 Active 368 DOM
2. 2026-03-25
   price $28,000 86-char remark

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   Add this to your portfolio. Sold together in a package only with 20949584 and 20949579

3. 2025-12-19
   historical $700
4. 2025-09-28
   price $700
5. 2025-08-23
   status Active 86-char remark

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6. 2025-08-08
   historical Active Contingent 86-char remark

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7. 2025-07-30
   price $29,900 86-char remark

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8. 2025-07-15
   status Active 86-char remark

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9. 2025-07-04
   historical Active Contingent 86-char remark

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10. 2025-06-18
    price $32,900 86-char remark

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11. 2025-05-26
    listed $34,900 Active 86-char remark

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12. 2025-03-19
    price $725
13. 2025-01-11
    listed $750
14. 2023-10-05
    historical $650
15. 2023-09-17
    price $650
16. 2023-09-10
    price $685
17. 2023-07-27
    listed $700
18. 2023-01-27
    soldstatus Closed
19. 2023-01-11
    status Pending
20. 2022-12-31
    listed $24,000 Active
21. 2009-01-22
    soldstatus $235,000

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $444 · $37/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 68% 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: $9,702
• − Mortgage interest: −$1,568
• − Property taxes: −$444
• − Insurance: −$140
• − Repairs & maintenance: −$776
• − Management: −$776
• − Depreciation: −$815
• Taxable income: $5,183
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $4,075/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

-88.1% since first listed

20 events — show timeline

• 2026-03-25 Price Changed $28,000 NTREIS
• 2025-12-19 Rental Removed $700 NTREIS
• 2025-09-28 Price Changed $700 NTREIS
• 2025-08-23 Relisted — NTREIS
• 2025-08-08 Contingent — NTREIS
• 2025-07-30 Price Changed $29,900 NTREIS
• 2025-07-15 Relisted — NTREIS
• 2025-07-04 Contingent — NTREIS
• 2025-06-18 Price Changed $32,900 NTREIS
• 2025-05-26 Listed $34,900 NTREIS
• 2025-03-19 Price Changed $725 NTREIS
• 2025-01-11 Listed for Rent $750 NTREIS
• 2023-10-05 Rental Removed $650 NTREIS
• 2023-09-17 Price Changed $650 NTREIS
• 2023-09-10 Price Changed $685 NTREIS
• 2023-07-27 Listed for Rent $700 NTREIS
• 2023-01-27 Sold (MLS) — NTREIS
• 2023-01-11 Pending — NTREIS
• 2022-12-31 Listed $24,000 NTREIS
• 2009-01-22 Sold (Public Records) $235,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $444 · +0.4% YoY. Source: county tax records.