4027 Marion Pl · Shreveport, LA 71109

$140,000

3 bd · 2.0 ba · 1,027 sqft · SingleFamily public records · 113 Days on market

Built 1950 9,060 sqft lot $136/sqft · 112% above area Est $121k · 16% over ↓ 2% since listing

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Why this score? — see what drove the F 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 +10.4/30.0
• Appreciation +4.4/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.8/10.0
• ARV discount +0.4/15.0

Listing remarks MLS

Completely updated home in Shreveport! This 4 bedroom 2 bathroom home has been fully remodeled with granite countertops and stainless steel appliances in the kitchen. The large living room flows seamlessly into the kitchen. There are wood floors in the living areas and carpet in the bedrooms. All of the windows have been replaced and are soundproof. The large backyard has a shed and an additional building. The screened in porch is great for entertaining

Key facts

• Screened in porch
• Wood floors
• Large backyard

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WOOD FLOORS
• SOUNDPROOF WINDOWS
• LARGE BACKYARD
• SCREENED IN PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-75 ($-894/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (31.6% below list).
• Recommended offer: $96k (31.6% 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: 123 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 35% 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 $968 of loan paydown is wiped out by about $2k 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 113 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $95,785 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 0.68% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 12.2

CMA / ARV

• ARV (median comp): $120,998
• List price: $140,000
• Delta: 15.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4144 Marston Ave	0.53mi	2/1.0 (-1)	990 (-4%)	5mo	$9,000	$9	57
4131 Henry St	0.68mi	2/1.0 (-1)	1,056 (+3%)	0mo	$42,000	$40	54
4706 Gloria Cir	0.38mi	3/1.5	962 (-6%)	21mo	$48,999	$51	52
4123 Marston Ave	0.47mi	3/1.0	1,084 (+6%)	18mo	$15,900	$15	50
3708 Glencrest St	0.53mi	3/2.0	1,163 (+13%)	5mo	$98,999	$85	49
4609 Fitzgerald Cir	0.46mi	3/1.0	1,100 (+7%)	23mo	$75,000	$68	43
4629 6l Westwood Park Dr	0.73mi	2/1.0 (-1)	996 (-3%)	11mo	$27,000	$27	42
3716 Glencrest St	0.52mi	3/1.0	1,095 (+7%)	24mo	$79,900	$73	41
3850 Lisa Ln	0.66mi	3/1.5	1,174 (+14%)	6mo	$60,000	$51	38
4144 Clover St	0.69mi	3/1.0	884 (-14%)	10mo	$11,200	$13	32

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: -9.9%
• Equity multiple: 0.58×
• Total profit: $-16,497
• Equity at exit: $32,581

10-year hold

• IRR: -3.0%
• Equity multiple: 0.73×
• Total profit: $-10,521
• Equity at exit: $33,189

Cash invested: $39,200 (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: 12.2×

Monthly cashflow live

• Estimated rent: $958 high
• Mortgage (P&I): −$734
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $-75

Break-even live

Break-even rent $1,052

Max offer price $126,837

Occupancy floor —

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4131 Barbara Ave Shreveport, LA	3.0	1.0	1400	$1,200	$0.86	44d	1	0.35mi
4129 Lamar Ave Shreveport, LA	2.0	1.0	1178	$875	$0.74	21d	1	0.42mi
4922 Daniel Pl Shreveport, LA	3.0	1.0	1198	$900	$0.75	44d	1	0.52mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	44d	1	0.73mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	44d	1	0.94mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$900	$0.90	44d	1	1.06mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	44d	1	1.10mi
2711 Thayer St Shreveport, LA	4.0	1.0	1436	$1,552	$1.08	44d	1	1.13mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	1.16mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	1.27mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	1.27mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	1.35mi

Listing history 20 events

1. 2026-06-18
   days on market $140,000 Active 113 DOM
2. 2026-06-17
   days on market $140,000 Active 112 DOM
3. 2026-06-16
   days on market $140,000 Active 111 DOM
4. 2026-06-15
   days on market $140,000 Active 110 DOM
5. 2026-06-14
   days on market $140,000 Active 108 DOM
6. 2026-06-13
   days on market $140,000 Active 107 DOM
7. 2026-06-10
   days on market $140,000 Active 105 DOM
8. 2026-06-09
   days on market $140,000 Active 104 DOM
9. 2026-06-08
   days on market $140,000 Active 103 DOM
10. 2026-06-07
    days on market $140,000 Active 102 DOM
11. 2026-06-05
    days on market $140,000 Active 99 DOM
12. 2026-06-03
    days on market $140,000 Active 98 DOM
13. 2026-06-02
    days on market $140,000 Active 97 DOM
14. 2026-06-01
    days on market $140,000 Active 96 DOM
15. 2026-05-31
    days on market $140,000 Active 95 DOM
16. 2026-05-30
    days on market $140,000 Active 94 DOM
17. 2026-02-25
    listed $140,000 Active 457-char remark

    Show marketing remark (457 chars)

    Completely updated home in Shreveport! This 4 bedroom 2 bathroom home has been fully remodeled with granite countertops and stainless steel appliances in the kitchen. The large living room flows seamlessly into the kitchen. There are wood floors in the living areas and carpet in the bedrooms. All of the windows have been replaced and are soundproof. The large backyard has a shed and an additional building. The screened in porch is great for entertaining

18. 2025-12-09
    historical
19. 2024-11-22
    listed $142,900 Active
20. 2007-12-14
    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: $464 · $39/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$306/yr (+$25/mo · 65.8%)

ⓘ 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: $11,494
• − Mortgage interest: −$7,842
• − Property taxes: −$464
• − Insurance: −$700
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$4,073
• Taxable loss: −$3,424
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $-72/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

-2.0% since first listed

4 events — show timeline

• 2026-02-25 Listed $140,000 NTREIS
• 2025-12-09 Listing Removed — NTREIS
• 2024-11-22 Listed $142,900 NTREIS
• 2007-12-14 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $464 · +0.4% YoY. Source: county tax records.