2803 Ashton St · Shreveport, LA 71103

$96,000

3 bd · 2.0 ba · 1,705 sqft · SingleFamily public records · 57 Days on market

Built 1950 1.00 ac lot $56/sqft · 127% above area

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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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Appreciation +4.9/10.0
• 1% rule +3.9/10.0
• 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

4 bed 1 1.5 bath home with approximately 1705 sf. This property has had recent updates including newer roof, flooring, windows, plumbing line, plumbing fixtures, and new HVAC and more. Tennant currently in place, lease details available upon request. Sale includes an additional vacant lot located behind the property on Metal Street. Buyer to confirm usage and all property details. Address of bonus property 2800 Metal Street Lot 30 block 3 , 181434-043-0030-00 Breezy Hills .

Key facts

• 1 acre lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $80 ($957/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (10.5% below list).
• Recommended offer: $86k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.7% in Shreveport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 69 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $505 of equity ($664 loan paydown + $-159 appreciation (-0.2% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $85,889 (10.5% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (median comp): $42,205
• List price: $96,000
• Delta: 127.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2941 Poland St	0.27mi	3/1.0	1,650 (-3%)	10mo	$39,900	$24	70
2925 Abbie St	0.30mi	3/2.0	1,598 (-6%)	10mo	$53,000	$33	67
2914 Logan St	0.43mi	4/2.0 (+1)	1,698 (-0%)	17mo	$112,500	$66	60
4965 Laurel Cir	0.47mi	4/2.0 (+1)	1,946 (+14%)	10mo	$320,225	$165	42
2900 Lakeshore Dr	0.60mi	3/2.0	1,557 (-9%)	23mo	$56,000	$36	38
3222 Logan St	0.57mi	3/2.0	1,455 (-15%)	15mo	$169,000	$116	36
116 Plano St	0.68mi	3/2.0	1,471 (-14%)	20mo	$192,500	$131	29
2919 Lillian St	0.69mi	2/1.0 (-1)	1,494 (-12%)	15mo	$14,900	$10	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.06×
• Total profit: $1,501
• Equity at exit: $27,084

10-year hold

• IRR: 6.8%
• Equity multiple: 1.73×
• Total profit: $19,500
• Equity at exit: $31,931

Cash invested: $26,880 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $859 high
• Mortgage (P&I): −$503
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $80

Break-even live

Break-even rent $758

Max offer price $96,000

Occupancy floor 86%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	0.71mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	0.71mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	13d	1	0.83mi
2401 Darien St Shreveport, LA	3.0	2.0	2000	$1,500	$0.75	13d	1	0.92mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	43d	1	0.95mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	0.97mi
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	43d	1	1.01mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	43d	1	1.05mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	1.16mi

Listing history 11 events

1. 2026-06-02
   days on market $96,000 Active 57 DOM
2. 2026-06-01
   days on market $96,000 Active 56 DOM
3. 2026-05-31
   days on market $96,000 Active 55 DOM
4. 2026-05-30
   days on market $96,000 Active 54 DOM
5. 2026-04-27
   price $96,000 482-char remark

   Show marketing remark (482 chars)

   4 bed 1 1.5 bath home with approximately 1705 sf. This property has had recent updates including newer roof, flooring, windows, plumbing line, plumbing fixtures, and new HVAC and more. Tennant currently in place, lease details available upon request. Sale includes an additional vacant lot located behind the property on Metal Street. Buyer to confirm usage and all property details. Address of bonus property 2800 Metal Street Lot 30 block 3 , 181434-043-0030-00 Breezy Hills .

6. 2026-04-18
   price $101,000 482-char remark

   Show marketing remark (482 chars)

   4 bed 1 1.5 bath home with approximately 1705 sf. This property has had recent updates including newer roof, flooring, windows, plumbing line, plumbing fixtures, and new HVAC and more. Tennant currently in place, lease details available upon request. Sale includes an additional vacant lot located behind the property on Metal Street. Buyer to confirm usage and all property details. Address of bonus property 2800 Metal Street Lot 30 block 3 , 181434-043-0030-00 Breezy Hills .

7. 2026-04-01
   listed $100,000 Active 482-char remark

   Show marketing remark (482 chars)

   4 bed 1 1.5 bath home with approximately 1705 sf. This property has had recent updates including newer roof, flooring, windows, plumbing line, plumbing fixtures, and new HVAC and more. Tennant currently in place, lease details available upon request. Sale includes an additional vacant lot located behind the property on Metal Street. Buyer to confirm usage and all property details. Address of bonus property 2800 Metal Street Lot 30 block 3 , 181434-043-0030-00 Breezy Hills .

8. 2021-08-18
   soldstatus Sold 120-char remark

   Show marketing remark (120 chars)

   A quick scrub and new appliances and this will be move in ready. Newer roof. Corner lot. Buyer to verify square footage.

9. 2021-06-28
   status Pending 120-char remark

   Show marketing remark (120 chars)

   A quick scrub and new appliances and this will be move in ready. Newer roof. Corner lot. Buyer to verify square footage.

10. 2020-12-22
    listed $44,900 Active 120-char remark

    Show marketing remark (120 chars)

    A quick scrub and new appliances and this will be move in ready. Newer roof. Corner lot. Buyer to verify square footage.

11. 2006-03-03
    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: $664 · $55/mo
• Projected year-2 tax: $664 · $55/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: $10,307
• − Mortgage interest: −$5,377
• − Property taxes: −$664
• − Insurance: −$480
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$2,793
• Taxable loss: −$656
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,115/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): 6,142

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 (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -0.17%
• Current HPI: 26.3904
• 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

+113.8% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $96,000 NTREIS
• 2026-04-18 Price Changed $101,000 NTREIS
• 2026-04-01 Listed $100,000 NTREIS
• 2021-08-18 Sold (MLS) — NTREIS
• 2021-06-28 Pending — NTREIS
• 2020-12-22 Listed $44,900 NTREIS
• 2006-03-03 Sold (Public Records) — Public Records

Property tax history

-1.8%/yr

Latest (2025): $664 · +0.4% YoY. Source: county tax records.