9813 High Point Dr · Shreveport, LA 71106

$268,000

4 bd · 2.0 ba · 2,746 sqft · SingleFamily public records · 85 Days on market

Built 1978 10,454 sqft lot $98/sqft · 34% below area Est $292k · 8% under ↓ 3% since listing

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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 +14.3/30.0
• ARV discount +11.2/15.0
• DSCR +4.4/10.0
• Rent growth +4.4/5.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well-maintained 4 bedroom, 2 bath home in sought-after Ellerbe Road Estates. This home has been truly cared for, with double-pane Window World windows throughout and a roof replaced in 2020. Features include a spacious layout, 2-car garage, and a great enclosed back patio perfect for relaxing or entertaining. The yard and flower beds have been beautifully kept, adding to the home’s overall charm. A solid, well-loved home ready for its next owner to make it their own.

Key facts

• Well-maintained yard
• Flower beds
• Double-pane windows

Tags

• DOUBLE-PANE WINDOWS
• ENCLOSED BACK PATIO
• WELL-MAINTAINED YARD
• FLOWER BEDS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $50 ($605/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 $227k (15.4% below list).
• Recommended offer: $227k (15.4% below list) — sets the bar for 1% rule.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 85 days — a 6% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $226,598 (15.4% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 0.85% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (median comp): $292,194
• List price: $268,000
• Delta: -8.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10164 Thornwood Dr	0.68mi	4/3.0	2,811 (+2%)	2mo	$412,000	$147	58
310 Skyhawk Ln	0.66mi	5/3.0 (+1)	2,720 (-1%)	2mo	$372,386	$137	57
291 Skylane Ave	0.65mi	4/2.5	2,941 (+7%)	0mo	$370,971	$126	56
342 Belle Winds Ct	0.57mi	3/2.5 (-1)	2,575 (-6%)	1mo	$765,000	$297	56
294 Skyhawk Ln	0.69mi	5/3.0 (+1)	2,720 (-1%)	3mo	$369,622	$136	55
279 Skylane Ave	0.68mi	5/3.0 (+1)	2,720 (-1%)	4mo	$360,390	$132	55
334 Skyhawk Ln	0.73mi	5/3.0 (+1)	2,720 (-1%)	1mo	$372,932	$137	54
10004 Thornwood Dr	0.37mi	4/3.0	3,138 (+14%)	2mo	$395,000	$126	54
354 Belle Winds Ct	0.60mi	3/2.5 (-1)	2,645 (-4%)	7mo	$645,000	$244	53
9957 Trailridge Dr	0.47mi	4/3.0	2,402 (-12%)	4mo	$350,000	$146	50
304 Hawker St	0.61mi	4/3.0	2,451 (-11%)	2mo	$338,581	$138	48
324 Skylane Ave	0.61mi	4/3.0	2,451 (-11%)	2mo	$333,645	$136	48

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: -10.4%
• Equity multiple: 0.61×
• Total profit: $-29,501
• Equity at exit: $39,960

10-year hold

• IRR: 4.1%
• Equity multiple: 1.36×
• Total profit: $26,727
• Equity at exit: $23,172

Cash invested: $75,040 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,266 medium
• Mortgage (P&I): −$1,405
• Tax from tax record: −$223 /mo · $2,671/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $50

Break-even live

Break-even rent $2,202

Max offer price $268,000

Occupancy floor 93%

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Ellerbe Ridge Dr Shreveport, LA	4.0	3.0	2714	$2,500	$0.92	21d	1	0.05mi
10013 Beaver Creek Dr Shreveport, LA	4.0	3.5	2158	$2,600	$1.20	21d	1	0.59mi
160 Gulfstream Ln Shreveport, LA	3.0	2.0	1932	$2,500	$1.29	13d	1	0.95mi

Listing history 19 events

1. 2026-06-18
   days on market $268,000 Active 85 DOM
2. 2026-06-17
   days on market $268,000 Active 84 DOM
3. 2026-06-16
   days on market $268,000 Active 83 DOM
4. 2026-06-15
   days on market $268,000 Active 82 DOM
5. 2026-06-14
   days on market $268,000 Active 80 DOM
6. 2026-06-13
   days on market $268,000 Active 79 DOM
7. 2026-06-10
   days on market $268,000 Active 77 DOM
8. 2026-06-09
   days on market $268,000 Active 76 DOM
9. 2026-06-08
   days on market $268,000 Active 75 DOM
10. 2026-06-07
    days on market $268,000 Active 74 DOM
11. 2026-06-05
    days on market $268,000 Active 71 DOM
12. 2026-06-03
    days on market $268,000 Active 70 DOM
13. 2026-06-02
    days on market $268,000 Active 69 DOM
14. 2026-06-01
    days on market $268,000 Active 68 DOM
15. 2026-05-31
    days on market $268,000 Active 67 DOM
16. 2026-05-30
    days on market $268,000 Active 66 DOM
17. 2026-04-30
    price $268,000 482-char remark

    Show marketing remark (482 chars)

    Very well-maintained 4 bedroom, 2 bath home in sought-after Ellerbe Road Estates. This home has been truly cared for, with double-pane Window World windows throughout and a roof replaced in 2020. Features include a spacious layout, 2-car garage, and a great enclosed back patio perfect for relaxing or entertaining. The yard and flower beds have been beautifully kept, adding to the home’s overall charm. A solid, well-loved home ready for its next owner to make it their own.

18. 2026-03-25
    listed $275,000 Active 482-char remark

    Show marketing remark (482 chars)

    Very well-maintained 4 bedroom, 2 bath home in sought-after Ellerbe Road Estates. This home has been truly cared for, with double-pane Window World windows throughout and a roof replaced in 2020. Features include a spacious layout, 2-car garage, and a great enclosed back patio perfect for relaxing or entertaining. The yard and flower beds have been beautifully kept, adding to the home’s overall charm. A solid, well-loved home ready for its next owner to make it their own.

19. 1999-05-03
    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: $2,671 · $223/mo
• Projected year-2 tax: $2,671 · $223/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,192
• − Mortgage interest: −$15,012
• − Property taxes: −$2,671
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$7,796
• Taxable loss: −$3,979
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $1,560/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

-2.5% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $268,000 NTREIS
• 2026-03-25 Listed $275,000 NTREIS
• 1999-05-03 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,671 · +0.4% YoY. Source: county tax records.