1820 E Kings Hwy #252 · Shreveport, LA 71105

$99,500

2 bd · 2.0 ba · 1,030 sqft · Condo · 279 Days on market

Built 1970 Good condition $199/mo HOA · 15% of rent

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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 +22.2/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Are you looking for a condo in Shreveport that has a great location and an even better price? Check this one out! A second story unit, this property is ready for a new owner! Located near amazing amenities such as shopping, dining and entertainment, schedule your showing and see for yourself why this is home!

Key facts

• Second story unit
• Great location
• Amazing amenities

Tags

• SECOND STORY UNIT
• GREAT LOCATION
• AMAZING AMENITIES

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage information indicated
• HOA & community: Mandatory association (East Kings Court HOA); Monthly association fee of $199; Association covers grounds and structure maintenance, sewer and water

Exterior

• Parking: Off-street parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Residential condominium; Attached property; One level
• Construction: Built in 1970
• Exterior features: Condominium lot (unit in a condo community); Subdivision: East Kings Court Bldg 10; Directions: Use GPS

Interior

• Kitchen: Electric Range
• Bedrooms: Primary bedroom (located on level 2)
• Bathrooms: 2 full bathrooms
• Interior features: One living area and one dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (+3.9%/yr); 149 active listings in the ZIP; 14 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

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-4,456
• Equity at exit: $14,836

10-year hold

• IRR: 6.9%
• Equity multiple: 1.54×
• Total profit: $15,164
• Equity at exit: $8,603

Cash invested: $27,860 (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 71105

• Rents YoY: 3.9%
• Active inventory: 149
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$199
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $161

Break-even live

Break-even rent $1,122

Max offer price $99,500

Occupancy floor 83%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Pennsylvania Ave Shreveport, LA	3.0	1.0	1199	$1,250	$1.04	21d	1	0.36mi
243 Justin Ave Shreveport, LA	3.0	1.0	1236	$1,400	$1.13	44d	1	0.49mi
186 Charles Ave Shreveport, LA	3.0	1.0	1320	$1,675	$1.27	21d	1	0.56mi
154 Southfield Rd Shreveport, LA	3.0	1.0	1258	$1,395	$1.11	44d	1	0.58mi
4024 Reily Ln Shreveport, LA	3.0	1.0	1220	$1,275	$1.05	21d	1	0.68mi
1105 Island Park Blvd Shreveport, LA	2.0–3.0	2.0	1280	$1,449	$1.13	14d	9	1.15mi
3501 Champion Lake Blvd Shreveport, LA	1.0–2.0	1.0–2.0	845	$1,415	$1.67	14d	20	1.16mi
3201 Knight St Shreveport, LA	1.0–2.0	1.0	781	$900	$1.15	14d	3	1.18mi
215 Sand Beach Blvd Shreveport, LA	1.0–2.0	1.0–2.0	814	$1,640	$2.01	14d	6	1.19mi
1000 Riverwalk Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,630	$1.76	14d	11	1.20mi
3215 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	862	$1,065	$1.24	14d	7	1.23mi
3131 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	866	$985	$1.14	14d	11	1.33mi
219 E Slattery Blvd Shreveport, LA	2.0	1.0	1047	$1,000	$0.96	44d	1	1.41mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	21d	1	1.48mi

HOA detail condo

• Monthly dues: $199 · $2,388/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $99,500 Active 279 DOM
2. 2026-06-17
   days on market $99,500 Active 278 DOM
3. 2026-06-16
   days on market $99,500 Active 277 DOM
4. 2026-06-15
   days on market $99,500 Active 276 DOM
5. 2026-06-14
   days on market $99,500 Active 274 DOM
6. 2026-06-13
   days on market $99,500 Active 273 DOM
7. 2026-06-10
   days on market $99,500 Active 271 DOM
8. 2026-06-09
   remarks 310-char remark
9. 2026-06-09
   listed $99,500 Active 270 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,918
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − HOA: −$2,388
• − Depreciation: −$2,895
• Taxable income: $525
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $1,810/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse is in good condition and ready for a new owner. It has a good location and is located near amenities. The home has a good curb appeal and is ready for a fresh coat of paint and some window repairs to enhance its resale value.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and make the home look more attractive to potential buyers.
• Resale Replace any damaged windows — Replacing damaged windows can improve the home's energy efficiency and make it more attractive to potential buyers.
• Both Upgrade the HVAC system — Upgrading the HVAC system can improve the home's energy efficiency and comfort, making it more attractive to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and make the home look more attractive to potential buyers. ↑
• Resale Replace any damaged windows — Replacing damaged windows can improve the home's energy efficiency and make it more attractive to potential buyers. ↑
• Both Upgrade the HVAC system — Upgrading the HVAC system can improve the home's energy efficiency and comfort, making it more attractive to both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

-0.4% since first listed

5 events — show timeline

• 2025-12-07 Price Changed $99,500 NTREIS
• 2025-10-18 Price Changed $99,600 NTREIS
• 2025-10-11 Price Changed $99,700 NTREIS
• 2025-10-09 Price Changed $99,800 NTREIS
• 2025-09-12 Listed $99,900 NTREIS