2031 Ashton St · Shreveport, LA 71103

$17,000

3 bd · 1.0 ba · 1,279 sqft · SingleFamily public records · 82 Days on market

Built 1955 4,966 sqft lot Est $29k · 42% under ↓ 13% since listing

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Why this score? — see what drove the C 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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Solid 3-bedroom, 1-bath property with great bones and strong value-add potential. Featuring spacious rooms, a dedicated living area, and a separate dining room, this home offers a functional layout ideal for rental or resale. The fenced backyard includes a detached shop that provides additional storage or a potential income opportunity (buyer to verify use). The property is conveniently located just minutes from downtown, making it attractive for tenants seeking accessibility and affordability. Also Available as a package of 3 properties , MLS #21154257 1831 Rainwater, #21180863 7033 Karen Street With the right updates, this property could be an excellent addition to a rental portfolio o

Key facts

• Separate dining room
• Detached shop
• Functional layout

Tags

• FENCED BACKYARD
• DETACHED SHOP
• DEDICATED LIVING AREA
• SEPARATE DINING ROOM
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Directions: From Murphy Street, going east from Hearn, take a left onto Norma Street and then a left onto Ashton; home on the left.
• Financial info: Treat as clear loan type; No second mortgage noted
• HOA & community: No association

Exterior

• Parking: Carport (1 covered space); Additional parking and driveway
• Utilities: City water; City sewer; Electricity available; Natural gas available; Individual gas meter; Individual water meter; Concrete
• Home design: Single-family residence; Residential property; One story; Preowned (built in 1955)
• Construction: Wood construction; Asphalt roof; Year built 1955
• Exterior features: Lot under 0.5 acre (approximately 0.114 acres); Subdivision: Greenlawn Terrace

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Ceramic tile; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating listed; No cooling listed
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; 6 total rooms; One-level home
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($814 rent vs $17k).
• Recommended offer: $16k (6.0% below list) — sets the bar for market timing.
• Cap rate 43.0% 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: 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: 70 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $90 of equity ($118 loan paydown + $-28 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($16k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $15,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 4.79% ✓
• Cap rate: 42.99%
• Cash-on-cash: 131.05%
• DSCR: 6.83
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $29,417
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Ashton St	0.00mi	3/1.0	1,279 (0%)	1mo	$17,000	$13	99
2209 Murphy St	0.17mi	3/1.5	1,187 (-7%)	3mo	$40,000	$34	76
2751 Looney St	0.54mi	3/2.0	1,235 (-3%)	2mo	$19,000	$15	63
2609 Ashton St	0.42mi	3/1.0	1,144 (-11%)	1mo	$55,000	$48	62
1658 Ashton St	0.44mi	2/1.0 (-1)	1,200 (-6%)	12mo	$12,000	$10	54
2105 Wyoming Cir	0.41mi	3/2.0	1,438 (+12%)	10mo	$96,500	$67	48
1856 W Jordan St	0.30mi	3/1.0	1,088 (-15%)	19mo	$25,000	$23	45
1646 Weinstock St	0.47mi	3/1.0	1,093 (-14%)	13mo	$16,000	$15	43
2532 Lillian St	0.73mi	4/1.0 (+1)	1,387 (+8%)	6mo	$32,000	$23	42

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: —
• Equity multiple: 7.83×
• Total profit: $32,494
• Equity at exit: $4,796

10-year hold

• IRR: —
• Equity multiple: 16.35×
• Total profit: $73,073
• Equity at exit: $5,654

Cash invested: $4,760 (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: 70
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $814 high
• Mortgage (P&I): −$89
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $520

Break-even live

Break-even rent $156

Max offer price $17,000

Occupancy floor 31%

Sensitivity live

Price	-10% $529	-5% $525	+0% $520	+5% $515	+10% $510
Rent	-10% $456	-5% $488	+0% $520	+5% $552	+10% $584
Rate	-1.0pp $528	-0.5pp $524	base $520	+0.5pp $515	+1.0pp $511

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	45d	1	0.42mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	14d	1	0.47mi
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	45d	1	0.61mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	45d	1	0.77mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	45d	1	0.77mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	22d	1	1.03mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	45d	1	1.34mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	14d	1	1.37mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	14d	1	1.38mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	1.38mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	14d	2	1.42mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	22d	1	1.44mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	14d	1	1.49mi

Listing history 8 events

1. 2026-05-10
   status Pending
2. 2026-04-25
   historical Active Contingent
3. 2026-03-10
   price $17,000
4. 2026-02-24
   price $18,000
5. 2026-02-16
   listed $19,500 Active
6. 2007-01-22
   soldstatus
7. 2004-09-27
   soldstatus
8. 1991-09-25
   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: $320 · $27/mo
• Projected year-2 tax: $320 · $27/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 66% 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: $9,763
• − Mortgage interest: −$952
• − Property taxes: −$320
• − Insurance: −$85
• − Repairs & maintenance: −$781
• − Management: −$781
• − Depreciation: −$495
• Taxable income: $6,349
• Est. tax owed @ 24.0%: −$1,524
• After-tax cash flow: $4,714/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

-12.8% since first listed

8 events — show timeline

• 2026-05-10 Pending — NTREIS
• 2026-04-25 Contingent — NTREIS
• 2026-03-10 Price Changed $17,000 NTREIS
• 2026-02-24 Price Changed $18,000 NTREIS
• 2026-02-16 Listed $19,500 NTREIS
• 2007-01-22 Sold (Public Records) — Public Records
• 2004-09-27 Sold (Public Records) — Public Records
• 1991-09-25 Sold (Public Records) — Public Records

Property tax history

-2.1%/yr

Latest (2025): $320 · +0.4% YoY. Source: county tax records.