3812 Mayfield St · Shreveport, LA 71109

$25,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 181 Days on market

Built 1950 5,619 sqft lot $25/sqft · 27% below area Est $34k · 27% under ↓ 9% 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

Great addition to rental portfolio. . Rentometer estimates market rental rate as $900 per month. This makes for a great Cap rate!!! Some work needed to make it rentable. new ceiling fans and paint will go a long way toward making this a cozy home. Could be a good starter home

Key facts

• 5,619 sq ft lot
• Built 1950
• Listed 181 days

🏷️ Possibly a rental listed for sale. The $25,000 price doesn't fit this home's estimated sale value (~$34,033) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.4% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 32% 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 $173 of loan paydown is wiped out by about $295 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 3.53% ✓
• Cap rate: 31.44%
• Cash-on-cash: 89.81%
• DSCR: 5.00
• GRM: 2.4

CMA / ARV

• ARV (median comp): $34,033
• List price: $25,000
• Delta: -26.54%
• 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
6809 Broadway Ave	0.66mi	3/1.0	987 (+0%)	2mo	$75,000	$76	68
3920 Murvon St	0.40mi	3/1.0	1,047 (+6%)	10mo	$80,000	$76	63
3938 Mayfield St	0.19mi	3/1.0	860 (-13%)	9mo	$8,000	$9	63
3938 Pixley Dr	0.33mi	3/1.0	1,047 (+6%)	14mo	$70,000	$67	62
3809 Morrow St	0.29mi	3/1.0	917 (-7%)	22mo	$48,750	$53	57
3250 Wagner St	0.55mi	2/1.0 (-1)	1,044 (+6%)	8mo	$29,500	$28	52
3929 Pixley	0.35mi	3/1.0	1,100 (+12%)	19mo	$64,500	$59	48
5114 Ellison St	0.67mi	3/1.0	1,014 (+3%)	19mo	$41,500	$41	48
3904 Tate St	0.45mi	3/1.0	838 (-15%)	13mo	$10,000	$12	43
6525 Quilen Blvd	0.61mi	3/1.0	912 (-7%)	19mo	$39,900	$44	43
6526 Quilen Blvd	0.58mi	3/1.0	1,049 (+7%)	22mo	$49,500	$47	43
5415 Norton St	0.54mi	3/1.0	862 (-12%)	19mo	$36,000	$42	38

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: 91.5%
• Equity multiple: 5.47×
• Total profit: $31,294
• Equity at exit: $5,818

10-year hold

• IRR: 93.5%
• Equity multiple: 11.30×
• Total profit: $72,098
• Equity at exit: $5,927

Cash invested: $7,000 (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: 2.4×

Monthly cashflow live

• Estimated rent: $883 high
• Mortgage (P&I): −$131
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $524

Break-even live

Break-even rent $220

Max offer price $25,000

Occupancy floor 36%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	0.48mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	44d	1	0.70mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	21d	1	0.74mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	1.02mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	1.12mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	44d	1	1.14mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	44d	1	1.26mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.26mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	1.40mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	1.40mi

Listing history 18 events

1. 2026-06-17
   days on market $25,000 Active 181 DOM
2. 2026-06-16
   days on market $25,000 Active 180 DOM
3. 2026-06-15
   days on market $25,000 Active 179 DOM
4. 2026-06-14
   days on market $25,000 Active 177 DOM
5. 2026-06-13
   days on market $25,000 Active 176 DOM
6. 2026-06-10
   days on market $25,000 Active 174 DOM
7. 2026-06-09
   days on market $25,000 Active 173 DOM
8. 2026-06-08
   days on market $25,000 Active 172 DOM
9. 2026-06-07
   days on market $25,000 Active 171 DOM
10. 2026-06-05
    days on market $25,000 Active 168 DOM
11. 2026-06-03
    days on market $25,000 Active 167 DOM
12. 2026-06-02
    days on market $25,000 Active 166 DOM
13. 2026-06-01
    days on market $25,000 Active 165 DOM
14. 2026-05-31
    days on market $25,000 Active 164 DOM
15. 2026-05-30
    days on market $25,000 Active 163 DOM
16. 2026-04-03
    price $25,000 279-char remark

    Show marketing remark (279 chars)

    Great addition to rental portfolio. . Rentometer estimates market rental rate as $900 per month. This makes for a great Cap rate!!! Some work needed to make it rentable. new ceiling fans and paint will go a long way toward making this a cozy home. Could be a good starter home

17. 2025-12-17
    listed $27,500 Active 279-char remark

    Show marketing remark (279 chars)

    Great addition to rental portfolio. . Rentometer estimates market rental rate as $900 per month. This makes for a great Cap rate!!! Some work needed to make it rentable. new ceiling fans and paint will go a long way toward making this a cozy home. Could be a good starter home

18. 2002-07-18
    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: $383 · $32/mo
• Projected year-2 tax: $383 · $32/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: $10,592
• − Mortgage interest: −$1,400
• − Property taxes: −$383
• − Insurance: −$125
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$727
• Taxable income: $6,262
• Est. tax owed @ 24.0%: −$1,503
• After-tax cash flow: $4,784/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

-9.1% since first listed

3 events — show timeline

• 2026-04-03 Price Changed $25,000 NTREIS
• 2025-12-17 Listed $27,500 NTREIS
• 2002-07-18 Sold (Public Records) — Public Records

Property tax history

-1.9%/yr

Latest (2025): $383 · +0.4% YoY. Source: county tax records.