462 E 84th St · Shreveport, LA 71106

$32,000

3 bd · 1.0 ba · 859 sqft · SingleFamily public records · 161 Days on market

Built 1960 5,009 sqft lot $37/sqft · 43% below area Est $57k · 43% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor or Handyman Special — Great Opportunity in Shreveport! Introducing a fantastic value-driven opportunity at 462 E. 84th St, Shreveport, LA 71106 — a solid 3-bedroom, 1-bathroom residence with massive upside potential in the vibrant and growing Shreveport market. At 859 square feet, this home has the perfect footprint for a cozy living space, and its layout offers flexibility to redesign and modernize. While the home currently needs work and lacks some basic systems — including appliances, water heater, air conditioning, and heating — this means a buyer can truly tailor every detail and capture incredible added value through improvements. This is a rare blank canvas priced to reflect its condition and potential. One of the standout features of this property is the fenced backyard, offering privacy and safe outdoor space — perfect for family gatherings, pets, gardens, or future outdoor upgrades. The partial front yard fencing and concrete driveway add to the property’s charm and functionality right now, with even more potential ahead.

Key facts

• Fenced backyard
• Concrete driveway
• 5,009 sq ft lot

Tags

• FENCED BACKYARD
• PARTIAL FRONT YARD FENCING
• CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.5% 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: Rents rising fast (+7.5%/yr); 485 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $221 of loan paydown is wiped out by about $960 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 + 7.5% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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: 3.47% ✓
• Cap rate: 31.45%
• Cash-on-cash: 89.85%
• DSCR: 5.00
• GRM: 2.4

CMA / ARV

• ARV (median comp): $56,501
• List price: $32,000
• Delta: -43.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
740 Rainbow Dr	0.69mi	3/1.0	864 (+1%)	2mo	$48,000	$56	65
610 Terrell Dr	0.47mi	3/1.0	950 (+11%)	2mo	$85,000	$89	59
328 E 81st St	0.21mi	3/1.0	950 (+11%)	22mo	$35,000	$37	54
134 S Greenbrook Loop	0.40mi	3/1.0	950 (+11%)	13mo	$88,000	$93	53
7620 Liberty St	0.67mi	2/1.5 (-1)	875 (+2%)	19mo	$60,900	$70	43

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 95.5%
• Equity multiple: 5.78×
• Total profit: $42,818
• Equity at exit: $4,771

10-year hold

• IRR: 99.1%
• Equity multiple: 13.95×
• Total profit: $116,057
• Equity at exit: $2,767

Cash invested: $8,960 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$168
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $671

Break-even live

Break-even rent $261

Max offer price $32,000

Occupancy floor 35%

Sensitivity live

Price	-10% $689	-5% $680	+0% $671	+5% $662	+10% $653
Rent	-10% $583	-5% $627	+0% $671	+5% $715	+10% $759
Rate	-1.0pp $687	-0.5pp $679	base $671	+0.5pp $663	+1.0pp $654

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 W 83rd St Shreveport, LA	3.0	1.0	973	$750	$0.77	44d	1	0.77mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	22d	1	1.13mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	44d	1	1.16mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	14d	1	1.23mi
622 W 75th St Shreveport, LA	2.0	1.0	833	$800	$0.96	22d	1	1.26mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	44d	1	1.32mi
8902 Coyth Ln Shreveport, LA	3.0	2.0	1082	$1,200	$1.11	44d	1	1.37mi
7000 Fern Ave Shreveport, LA	2.0	1.0–2.0	895	$1,605	$1.79	14d	6	1.44mi
8455 Fern Ave Shreveport, LA	1.0–2.0	1.0–2.0	978	$2,229	$2.28	14d	9	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $32,000 Active 161 DOM
2. 2026-06-17
   days on market $32,000 Active 160 DOM
3. 2026-06-16
   days on market $32,000 Active 159 DOM
4. 2026-06-15
   days on market $32,000 Active 158 DOM
5. 2026-06-14
   days on market $32,000 Active 156 DOM
6. 2026-06-13
   days on market $32,000 Active 155 DOM
7. 2026-06-10
   days on market $32,000 Active 153 DOM
8. 2026-06-09
   days on market $32,000 Active 152 DOM
9. 2026-06-08
   days on market $32,000 Active 151 DOM
10. 2026-06-07
    days on market $32,000 Active 150 DOM
11. 2026-06-05
    days on market $32,000 Active 147 DOM
12. 2026-06-03
    days on market $32,000 Active 146 DOM
13. 2026-06-02
    days on market $32,000 Active 145 DOM
14. 2026-06-01
    days on market $32,000 Active 144 DOM
15. 2026-05-31
    days on market $32,000 Active 143 DOM
16. 2026-05-30
    days on market $32,000 Active 142 DOM
17. 2026-01-09
    listed $32,000 Active 1102-char remark

    Show marketing remark (1102 chars)

    Investor or Handyman Special — Great Opportunity in Shreveport! Introducing a fantastic value-driven opportunity at 462 E. 84th St, Shreveport, LA 71106 — a solid 3-bedroom, 1-bathroom residence with massive upside potential in the vibrant and growing Shreveport market. At 859 square feet, this home has the perfect footprint for a cozy living space, and its layout offers flexibility to redesign and modernize. While the home currently needs work and lacks some basic systems — including appliances, water heater, air conditioning, and heating — this means a buyer can truly tailor every detail and capture incredible added value through improvements. This is a rare blank canvas priced to reflect its condition and potential. One of the standout features of this property is the fenced backyard, offering privacy and safe outdoor space — perfect for family gatherings, pets, gardens, or future outdoor upgrades. The partial front yard fencing and concrete driveway add to the property’s charm and functionality right now, with even more potential ahead.

ⓘ 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: $298 · $25/mo
• Projected year-2 tax: $298 · $25/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 (shaded) · 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 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,320
• − Mortgage interest: −$1,792
• − Property taxes: −$298
• − Insurance: −$160
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$931
• Taxable income: $8,007
• Est. tax owed @ 24.0%: −$1,922
• After-tax cash flow: $6,129/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): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1333.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• 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

1 event — show timeline

• 2026-01-09 Listed $32,000 NTREIS

Property tax history

+11.1%/yr

Latest (2025): $298 · +0.4% YoY. Source: county tax records.