658 W 69th St · Shreveport, LA 71106

$22,500

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 113 Days on market

Built 1950 8,015 sqft lot $18/sqft · 52% below 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 SPECIAL!! This house needs some TLC but could make a great flip opportunity or rental investment with the right amount of repair. Bring all offers! Interior photos available upon request.

Key facts

• 8,015 sq ft lot
• Built 1950
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $22k).
• Recommended offer: $20k (9.0% below list) — sets the bar for market timing.
• Cap rate 39.0% 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; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 14% 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 $156 of loan paydown is wiped out by about $675 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $2k (10%) 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 $20,475 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
8. 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.
9. 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.
10. 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: 4.37% ✓
• Cap rate: 38.98%
• Cash-on-cash: 116.75%
• DSCR: 6.19
• GRM: 1.9

CMA / ARV

• ARV (median comp): $47,018
• List price: $22,500
• Delta: -52.15%
• 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
7123 Wyngate Blvd	0.35mi	3/1.0	1,146 (-8%)	2mo	$35,000	$31	68
721 Damaka Dr	0.48mi	3/2.0	1,243 (-0%)	8mo	$45,000	$36	67
1022 Huntington Ln	0.53mi	3/1.0	1,254 (+0%)	12mo	$27,900	$22	64
7135 Wyngate Blvd	0.36mi	3/1.0	1,124 (-10%)	4mo	$51,950	$46	63
533 W 77th St	0.55mi	3/1.0	1,162 (-7%)	4mo	$24,000	$21	59
7118 Wyngate Blvd	0.37mi	4/1.0 (+1)	1,193 (-4%)	16mo	$49,900	$42	57
841 Huntington Ln	0.30mi	3/2.0	1,115 (-11%)	9mo	$24,900	$22	56
717 Damaka Dr	0.48mi	3/1.5	1,371 (+10%)	5mo	$45,000	$33	55
7101 Devonshire Cir	0.41mi	4/1.5 (+1)	1,376 (+10%)	4mo	$70,000	$51	54
422 W 76th St	0.58mi	3/1.0	1,068 (-14%)	2mo	$27,900	$26	48
355 W 75th St	0.61mi	3/1.5	1,085 (-13%)	11mo	$57,900	$53	39
606 Bringhurst Dr	0.57mi	3/2.0	1,079 (-14%)	13mo	$29,900	$28	36

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: —
• Equity multiple: 7.36×
• Total profit: $40,075
• Equity at exit: $3,355

10-year hold

• IRR: —
• Equity multiple: 17.87×
• Total profit: $106,252
• Equity at exit: $1,945

Cash invested: $6,300 (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: 1.9×

Monthly cashflow live

• Estimated rent: $983 high
• Mortgage (P&I): −$118
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $613

Break-even live

Break-even rent $207

Max offer price $22,500

Occupancy floor 33%

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	44d	1	0.14mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	44d	1	0.29mi
7224 Union Ave Shreveport, LA	2.0	1.0	735	$625	$0.85	13d	1	0.31mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	0.35mi
622 W 75th St Shreveport, LA	2.0	1.0	833	$800	$0.96	21d	1	0.43mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	44d	1	0.51mi
702 Bringhurst Dr Shreveport, LA	3.0	1.5	1206	$1,100	$0.91	44d	1	0.56mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	44d	1	0.76mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	44d	1	0.82mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	0.87mi
323 W 83rd St Shreveport, LA	3.0	1.0	973	$750	$0.77	44d	1	1.06mi
7504 W Canal Blvd Shreveport, LA	3.0	1.0	1388	$1,150	$0.83	44d	1	1.11mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	21d	1	1.15mi
629 Woodmont Pl Shreveport, LA	3.0	1.0	1431	$1,295	$0.90	44d	1	1.16mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	44d	1	1.17mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	21d	1	1.23mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	13d	1	1.24mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.26mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	1.27mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	44d	1	1.29mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	44d	1	1.36mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	1.36mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	1.37mi
3306 Valley View Dr Shreveport, LA	3.0	1.0	1300	$1,150	$0.88	21d	1	1.37mi
8902 Coyth Ln Shreveport, LA	3.0	2.0	1082	$1,200	$1.11	44d	1	1.46mi
530 E 81st St Shreveport, LA	3.0	1.0	1298	$800	$0.62	21d	1	1.48mi

Listing history 26 events

1. 2026-06-13
   statusdays on market $22,500 Pending 113 DOM
2. 2026-06-10
   days on market $22,500 Active 112 DOM
3. 2026-06-09
   days on market $22,500 Active 111 DOM
4. 2026-06-08
   days on market $22,500 Active 110 DOM
5. 2026-06-07
   days on market $22,500 Active 109 DOM
6. 2026-06-05
   days on market $22,500 Active 106 DOM
7. 2026-06-03
   days on market $22,500 Active 105 DOM
8. 2026-06-02
   days on market $22,500 Active 104 DOM
9. 2026-06-01
   days on market $22,500 Active 103 DOM
10. 2026-05-31
    days on market $22,500 Active 102 DOM
11. 2026-05-30
    days on market $22,500 Active 101 DOM
12. 2026-04-10
    price $22,500 196-char remark

    Show marketing remark (196 chars)

    INVESTOR SPECIAL!! This house needs some TLC but could make a great flip opportunity or rental investment with the right amount of repair. Bring all offers! Interior photos available upon request.

13. 2026-02-18
    listed $25,000 Active 196-char remark

    Show marketing remark (196 chars)

    INVESTOR SPECIAL!! This house needs some TLC but could make a great flip opportunity or rental investment with the right amount of repair. Bring all offers! Interior photos available upon request.

14. 2025-12-31
    historical
15. 2025-06-20
    listed $42,000 Active
16. 2024-07-26
    historical $700
17. 2024-07-09
    listed $700
18. 2024-05-19
    historical
19. 2023-12-01
    listed $35,900 Active
20. 2022-11-25
    historical
21. 2021-09-29
    historical
22. 2021-09-05
    listed $45,000 Active
23. 2013-07-15
    soldstatus $417,200
24. 2006-01-19
    soldstatus
25. 2005-06-10
    soldstatus
26. 1996-11-08
    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: $437 · $36/mo
• Projected year-2 tax: $437 · $36/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: $11,798
• − Mortgage interest: −$1,260
• − Property taxes: −$437
• − Insurance: −$112
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$655
• Taxable income: $7,446
• Est. tax owed @ 24.0%: −$1,787
• After-tax cash flow: $5,568/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

-94.6% since first listed

15 events — show timeline

• 2026-04-10 Price Changed $22,500 NTREIS
• 2026-02-18 Listed $25,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-06-20 Listed $42,000 NTREIS
• 2024-07-26 Rental Removed $700 APPFOLIO
• 2024-07-09 Listed for Rent $700 APPFOLIO
• 2024-05-19 Listing Removed — NTREIS
• 2023-12-01 Listed $35,900 NTREIS
• 2022-11-25 Rental Removed — RENT.
• 2021-09-29 Listing Removed — NTREIS
• 2021-09-05 Listed $45,000 NTREIS
• 2013-07-15 Sold (Public Records) $417,200 Public Records
• 2006-01-19 Sold (Public Records) — Public Records
• 2005-06-10 Sold (Public Records) — Public Records
• 1996-11-08 Sold (Public Records) — Public Records

Property tax history

-2.7%/yr

Latest (2025): $437 · +0.4% YoY. Source: county tax records.