3929 Oakcrest St · Shreveport, LA 71109

$55,000

3 bd · 1.5 ba · 1,183 sqft · SingleFamily public records · 43 Days on market

Built 1999 8,494 sqft lot $46/sqft · 24% below area Est $80k · 31% under ↓ 40% 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
• ARV discount +15.0/15.0
• 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

Come see for yourself all the potential this property has! Home needs a little TLC, but has the potential to be a great starter home or investment property. Property has been an income producer for the last couple of years. Bring an Open Mind & all offers.

Key facts

• 8,494 sq ft lot
• Parking
• Built 1999

Property features AI

Finance

• Other: Lot under 0.5 acre (approx. 0.195 acre); Subdivision: Country Club Hills Sub; County: Caddo
• Financial info: No second mortgage; Loan type: Treat as clear
• HOA & community: No association

Exterior

• Parking: Attached carport (1 covered/carport space); Driveway
• Security: Security details not provided
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Composition roof; Built in 1999; Preowned
• Exterior features: Back yard with chain link fencing

Interior

• Kitchen: Eat-in kitchen; Appliances: Other
• Bedrooms: Primary bedroom on level 1
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: Cable TV available; Eat-in kitchen; High-speed internet available; Den with fireplace; Two living areas; One dining area; Two total bathrooms (1 full, 1 half); Three bedrooms
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 33% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $380 of loan paydown is wiped out by about $649 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.38%
• DSCR: 2.04
• GRM: 5.1

CMA / ARV

• ARV (median comp): $79,795
• List price: $55,000
• Delta: -31.07%
• 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
3850 Lisa Ln	0.12mi	3/1.5	1,174 (-1%)	6mo	$60,000	$51	88
3708 Glencrest St	0.09mi	3/2.0	1,163 (-2%)	5mo	$98,999	$85	87
3834 Merwin St	0.19mi	3/1.0	1,183 (0%)	14mo	$50,000	$42	78
3801 Ninock St	0.35mi	3/1.0	1,105 (-7%)	1mo	$130,000	$118	70
3716 Glencrest St	0.08mi	3/1.0	1,095 (-7%)	24mo	$79,900	$73	62
3802 Woodrow St	0.33mi	3/1.0	1,042 (-12%)	1mo	$130,000	$125	62
3818 Oakcrest St	0.20mi	3/1.5	1,287 (+9%)	22mo	$77,200	$60	57
4002 Golf Links Blvd	0.48mi	3/1.5	1,246 (+5%)	20mo	$120,000	$96	52
3718 Sumner St	0.52mi	3/1.0	1,240 (+5%)	19mo	$30,000	$24	50
3532 Sumner St	0.69mi	4/2.0 (+1)	1,221 (+3%)	8mo	$45,000	$37	49
3406 Fulton St	0.74mi	2/1.0 (-1)	1,132 (-4%)	5mo	$9,500	$8	47
3603 Ninock St	0.55mi	3/1.0	1,014 (-14%)	19mo	$45,000	$44	32

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: 20.9%
• Equity multiple: 1.95×
• Total profit: $14,554
• Equity at exit: $12,800

10-year hold

• IRR: 26.5%
• Equity multiple: 3.69×
• Total profit: $41,428
• Equity at exit: $13,039

Cash invested: $15,400 (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: 5.1×

Monthly cashflow live

• Estimated rent: $895 high
• Mortgage (P&I): −$288
• Tax from tax record: −$96 /mo · $1,147/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $300

Break-even live

Break-even rent $515

Max offer price $55,000

Occupancy floor 61%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	43d	1	0.45mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	0.61mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	43d	1	0.68mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	43d	1	0.69mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$900	$0.90	43d	1	0.72mi
2711 Thayer St Shreveport, LA	4.0	1.0	1436	$1,552	$1.08	43d	1	0.73mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	0.77mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	0.77mi
4131 Barbara Ave Shreveport, LA	3.0	1.0	1400	$1,200	$0.86	43d	1	0.90mi
4922 Daniel Pl Shreveport, LA	3.0	1.0	1198	$900	$0.75	43d	1	0.92mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.95mi
4129 Lamar Ave Shreveport, LA	2.0	1.0	1178	$875	$0.74	21d	1	0.97mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	1.09mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	1.20mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	1.20mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	1.22mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	43d	1	1.23mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	1.37mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	1.40mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	13d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   days on market $55,000 Active 43 DOM
2. 2026-06-17
   days on market $55,000 Active 42 DOM
3. 2026-06-16
   days on market $55,000 Active 41 DOM
4. 2026-06-15
   days on market $55,000 Active 40 DOM
5. 2026-06-14
   days on market $55,000 Active 38 DOM
6. 2026-06-13
   days on market $55,000 Active 37 DOM
7. 2026-06-10
   days on market $55,000 Active 35 DOM
8. 2026-06-09
   days on market $55,000 Active 34 DOM
9. 2026-06-08
   days on market $55,000 Active 33 DOM
10. 2026-06-07
    days on market $55,000 Active 32 DOM
11. 2026-06-05
    days on market $55,000 Active 29 DOM
12. 2026-06-03
    days on market $55,000 Active 28 DOM
13. 2026-06-03
    price $55,000 Active 27 DOM
14. 2026-06-02
    days on market $60,000 Active 27 DOM
15. 2026-06-01
    days on market $60,000 Active 26 DOM
16. 2026-05-31
    days on market $60,000 Active 25 DOM
17. 2026-05-30
    days on market $60,000 Active 24 DOM
18. 2026-05-06
    listed $60,000 Active 597-char remark
19. 2026-03-23
    price $59,000
20. 2026-03-21
    price $65,000
21. 2026-03-18
    status Active
22. 2026-03-10
    historical Active Contingent
23. 2026-03-03
    price $69,000
24. 2026-02-23
    price $72,500
25. 2026-02-17
    status Active
26. 2026-02-04
    historical Active Contingent
27. 2026-01-21
    listed $74,900 Active
28. 2024-04-19
    historical

    Show marketing remark (262 chars)

    Come see for yourself all the potential this property has! Home needs a little TLC, but has the potential to be a great starter home or investment property. Property has been an income producer for the last couple of years. Bring an Open Mind & all offers.

29. 2024-04-19
    soldstatus Closed

    Show marketing remark (262 chars)

    Come see for yourself all the potential this property has! Home needs a little TLC, but has the potential to be a great starter home or investment property. Property has been an income producer for the last couple of years. Bring an Open Mind & all offers.

30. 2024-04-19
    soldstatus $45,000

    Show marketing remark (262 chars)

    Come see for yourself all the potential this property has! Home needs a little TLC, but has the potential to be a great starter home or investment property. Property has been an income producer for the last couple of years. Bring an Open Mind & all offers.

31. 2024-04-11
    status Pending

    Show marketing remark (262 chars)

    Come see for yourself all the potential this property has! Home needs a little TLC, but has the potential to be a great starter home or investment property. Property has been an income producer for the last couple of years. Bring an Open Mind & all offers.

32. 2024-04-01
    price $50,000

    Show marketing remark (262 chars)

    Come see for yourself all the potential this property has! Home needs a little TLC, but has the potential to be a great starter home or investment property. Property has been an income producer for the last couple of years. Bring an Open Mind & all offers.

33. 2024-03-22
    status Active

    Show marketing remark (262 chars)

    Come see for yourself all the potential this property has! Home needs a little TLC, but has the potential to be a great starter home or investment property. Property has been an income producer for the last couple of years. Bring an Open Mind & all offers.

34. 2024-03-12
    historical Active Contingent

    Show marketing remark (262 chars)

    Come see for yourself all the potential this property has! Home needs a little TLC, but has the potential to be a great starter home or investment property. Property has been an income producer for the last couple of years. Bring an Open Mind & all offers.

35. 2024-03-06
    listed $58,000 Active

    Show marketing remark (262 chars)

    Come see for yourself all the potential this property has! Home needs a little TLC, but has the potential to be a great starter home or investment property. Property has been an income producer for the last couple of years. Bring an Open Mind & all offers.

36. 2024-02-24
    historical
37. 2024-02-20
    historical Active Contingent
38. 2023-12-21
    price $60,000
39. 2023-12-21
    status Active
40. 2023-12-10
    status Pending
41. 2023-12-06
    price $70,000
42. 2023-12-03
    status Active
43. 2023-11-22
    historical Active Contingent
44. 2023-11-06
    listed $80,000 Active
45. 2023-10-31
    historical
46. 2023-10-25
    price $88,000
47. 2023-09-27
    price $89,000
48. 2023-09-14
    status Active
49. 2023-09-07
    historical Active Contingent
50. 2023-08-25
    listed $91,000 Active

ⓘ 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: $1,147 · $96/mo
• Projected year-2 tax: $1,147 · $96/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 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: $10,739
• − Mortgage interest: −$3,081
• − Property taxes: −$1,147
• − Insurance: −$275
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$1,600
• Taxable income: $2,918
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $2,901/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

-39.6% since first listed

35 events — show timeline

• 2026-06-02 Price Changed $55,000 NTREIS
• 2026-05-06 Listed $60,000 NTREIS
• 2026-03-23 Price Changed $59,000 NTREIS
• 2026-03-21 Price Changed $65,000 NTREIS
• 2026-03-18 Relisted — NTREIS
• 2026-03-10 Contingent — NTREIS
• 2026-03-03 Price Changed $69,000 NTREIS
• 2026-02-23 Price Changed $72,500 NTREIS
• 2026-02-17 Relisted — NTREIS
• 2026-02-04 Contingent — NTREIS
• 2026-01-21 Listed $74,900 NTREIS
• 2024-04-19 Listing Removed — NTREIS
• 2024-04-19 Sold (Public Records) $45,000 Public Records
• 2024-04-19 Sold (MLS) — NTREIS
• 2024-04-11 Pending — NTREIS
• 2024-04-01 Price Changed $50,000 NTREIS
• 2024-03-22 Relisted — NTREIS
• 2024-03-12 Contingent — NTREIS
• 2024-03-06 Listed $58,000 NTREIS
• 2024-02-24 Listing Removed — NTREIS
• 2024-02-20 Contingent — NTREIS
• 2023-12-21 Price Changed $60,000 NTREIS
• 2023-12-21 Relisted — NTREIS
• 2023-12-10 Pending — NTREIS
• 2023-12-06 Price Changed $70,000 NTREIS
• 2023-12-03 Relisted — NTREIS
• 2023-11-22 Contingent — NTREIS
• 2023-11-06 Listed $80,000 NTREIS
• 2023-10-31 Listing Removed — NTREIS
• 2023-10-25 Price Changed $88,000 NTREIS
• 2023-09-27 Price Changed $89,000 NTREIS
• 2023-09-14 Relisted — NTREIS
• 2023-09-07 Contingent — NTREIS
• 2023-08-25 Listed $91,000 NTREIS
• 2007-08-08 Sold (Public Records) — Public Records

Property tax history

+14.4%/yr

Latest (2025): $1,147 · +0.4% YoY. Source: county tax records.