5705 Ellison St · Shreveport, LA 71109

$5,500

2 bd · 1.0 ba · 993 sqft · SingleFamily public records · 32 Days on market

Built 1986 3,430 sqft lot $6/sqft · 83% below area

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Key facts

• 3,430 sq ft lot
• Built 1986
• Listed 31 days

Property features AI

Finance

• Other: Listed for sale (Active); Exclusive right to sell listing agreement; Possession at closing/funding
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: On-street parking
• Utilities: City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1986
• Construction: Year built: 1986
• Exterior features: Lot in Washington Terrace Subdivision; Lot approximately 3,430 square feet

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (Primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: Open floorplan; One level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($791 rent vs $6k).
• Recommended offer: $5k (3.0% below list) — sets the bar for market timing.
• Cap rate 131.8% 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: crime F, amenities F, commute 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.
• Zoned schools: Oak Park Microsociety Elementary School (math 6% / reading 11%, grade F, #616 of 646 statewide, top 96%, 585 students, 90% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL).
• Zoned-school proficiency averages 47% at this address vs 26% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 125 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $38 of loan paydown is wiped out by about $65 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 2 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: property tax is 4.2% of price.
• 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 $5,335 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 14.39% ✓
• Cap rate: 131.75%
• Cash-on-cash: 448.07%
• DSCR: 20.94
• GRM: 0.6

CMA / ARV

• ARV (median comp): $33,136
• List price: $5,500
• Delta: -83.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3920 Murvon St	0.15mi	3/1.0 (+1)	1,047 (+5%)	10mo	$80,000	$76	71
4131 Henry St	0.53mi	2/1.0	1,056 (+6%)	0mo	$42,000	$40	64
5114 Ellison St	0.41mi	3/1.0 (+1)	1,014 (+2%)	19mo	$41,500	$41	56
3938 Mayfield St	0.23mi	3/1.0 (+1)	860 (-13%)	9mo	$8,000	$9	54
3809 Morrow St	0.20mi	3/1.0 (+1)	917 (-8%)	22mo	$48,750	$53	54
3938 Pixley Dr	0.51mi	3/1.0 (+1)	1,047 (+5%)	14mo	$70,000	$67	50
3250 Wagner St	0.74mi	2/1.0	1,044 (+5%)	8mo	$29,500	$28	50
5415 Norton St	0.27mi	3/1.0 (+1)	862 (-13%)	19mo	$36,000	$42	45
4144 Clover St	0.52mi	3/1.0 (+1)	884 (-11%)	10mo	$11,200	$13	44
3929 Pixley	0.54mi	3/1.0 (+1)	1,100 (+11%)	19mo	$64,500	$59	36
3721 Doris	0.60mi	2/1.0	856 (-14%)	18mo	$45,000	$53	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: —
• Equity multiple: 24.50×
• Total profit: $36,184
• Equity at exit: $1,280

10-year hold

• IRR: —
• Equity multiple: 52.40×
• Total profit: $79,148
• Equity at exit: $1,304

Cash invested: $1,540 (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: 125
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $791 high
• Mortgage (P&I): −$29
• Tax from tax record: −$19 /mo · $229/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $575

Break-even live

Break-even rent $64

Max offer price $5,500

Occupancy floor 22%

Sensitivity live

Price	-10% $578	-5% $577	+0% $575	+5% $573	+10% $572
Rent	-10% $513	-5% $544	+0% $575	+5% $606	+10% $638
Rate	-1.0pp $578	-0.5pp $576	base $575	+0.5pp $574	+1.0pp $572

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: $1,375
• Closing costs: $165
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	22d	1	0.47mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	45d	1	0.97mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	45d	1	1.08mi
4025 Golf Links Blvd Shreveport, LA	1.0	1.0	660	$678	$1.03	45d	1	1.19mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	45d	1	1.30mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	22d	1	1.30mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	22d	1	1.38mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	45d	1	1.39mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	22d	1	1.39mi

Listing history 7 events

1. 2026-06-01
   days on market $5,500 Active 32 DOM
2. 2026-05-31
   days on market $5,500 Active 31 DOM
3. 2026-05-30
   days on market $5,500 Active 30 DOM
4. 2026-04-30
   listed $5,500 Active
5. 2024-02-27
   historical
6. 2023-09-05
   listed $17,000 Active
7. 2021-07-08
   soldstatus $40,000

ⓘ 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: $229 · $19/mo
• Projected year-2 tax: $229 · $19/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 · 22 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: $9,497
• − Mortgage interest: −$308
• − Property taxes: −$229
• − Insurance: −$28
• − Repairs & maintenance: −$760
• − Management: −$760
• − Depreciation: −$160
• Taxable income: $7,253
• Est. tax owed @ 24.0%: −$1,741
• After-tax cash flow: $5,160/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

-86.2% since first listed

4 events — show timeline

• 2026-04-30 Listed $5,500 NTREIS
• 2024-02-27 Listing Removed — NTREIS
• 2023-09-05 Listed $17,000 NTREIS
• 2021-07-08 Sold (Public Records) $40,000 Public Records

Property tax history

+14.0%/yr

Latest (2025): $229 · +0.4% YoY. Source: county tax records.