1724 Dickinson St · Shreveport, LA 71103

$15,000

3 bd · 2.0 ba · 2,378 sqft · SingleFamily public records · 119 Days on market

Built 1950 7,928 sqft lot $6/sqft · 82% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 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 MLS

Price drastically reduced! Who wants to rescue this damsel in distress?? Corner lot on a dead end street one half mile from Oschner's Hospital. (Within walking distance.) Dead end street and daycare across the street.

Key facts

• Walking distance
• Dead end street
• Corner lot

Tags

• CORNER LOT
• DEAD END STREET
• WALKING DISTANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (9.0% below list) — sets the bar for market timing.
• Cap rate 67.1% 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: 69 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $79 of equity ($104 loan paydown + $-25 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $5k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $13,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 7.61% ✓
• Cap rate: 67.08%
• Cash-on-cash: 217.11%
• DSCR: 10.66
• GRM: 1.1

CMA / ARV

• ARV (median comp): $85,282
• List price: $15,000
• Delta: -82.41%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3918 St Vincent Ave	0.70mi	4/2.0 (+1)	2,035 (-14%)	8mo	$88,000	$43	31

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: 12.40×
• Total profit: $47,884
• Equity at exit: $4,232

10-year hold

• IRR: —
• Equity multiple: 26.24×
• Total profit: $106,019
• Equity at exit: $4,989

Cash invested: $4,200 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,141 high
• Mortgage (P&I): −$79
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $760

Break-even live

Break-even rent $179

Max offer price $15,000

Occupancy floor 28%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	14d	1	0.51mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	14d	1	0.73mi
3827 Baltimore Ave Shreveport, LA	3.0	2.5	1650	$1,650	$1.00	44d	1	0.96mi
2401 Darien St Shreveport, LA	3.0	2.0	2000	$1,500	$0.75	14d	1	1.02mi
717 Kirby Pl Shreveport, LA	2.0	1.0	1894	$1,450	$0.77	44d	1	1.33mi

Listing history 21 events

1. 2026-06-18
   days on market $15,000 Active 119 DOM
2. 2026-06-17
   days on market $15,000 Active 118 DOM
3. 2026-06-16
   days on market $15,000 Active 117 DOM
4. 2026-06-15
   days on market $15,000 Active 116 DOM
5. 2026-06-14
   days on market $15,000 Active 114 DOM
6. 2026-06-13
   pricestatusdays on market $15,000 Active 113 DOM
7. 2026-05-31
   status $20,000 Pending 112 DOM
8. 2026-05-30
   days on market $20,000 Active 112 DOM
9. 2026-03-30
   status Active 219-char remark

   Show marketing remark (219 chars)

   Price drastically reduced! Who wants to rescue this damsel in distress?? Corner lot on a dead end street one half mile from Oschner's Hospital. (Within walking distance.) Dead end street and daycare across the street.

10. 2026-02-25
    status Pending 219-char remark

    Show marketing remark (219 chars)

    Price drastically reduced! Who wants to rescue this damsel in distress?? Corner lot on a dead end street one half mile from Oschner's Hospital. (Within walking distance.) Dead end street and daycare across the street.

11. 2026-01-05
    listed $20,000 Active 219-char remark

    Show marketing remark (219 chars)

    Price drastically reduced! Who wants to rescue this damsel in distress?? Corner lot on a dead end street one half mile from Oschner's Hospital. (Within walking distance.) Dead end street and daycare across the street.

12. 2025-11-30
    historical
13. 2025-11-14
    price $27,500
14. 2025-08-13
    price $30,000
15. 2025-05-12
    listed $40,000 Active
16. 2025-04-05
    historical
17. 2025-02-18
    price $47,500
18. 2025-01-15
    price $49,900
19. 2024-12-04
    price $55,000
20. 2024-11-05
    listed $60,000 Active
21. 1997-05-06
    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: $679 · $57/mo
• Projected year-2 tax: $679 · $57/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 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: $13,692
• − Mortgage interest: −$840
• − Property taxes: −$679
• − Insurance: −$75
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$436
• Taxable income: $9,471
• Est. tax owed @ 24.0%: −$2,273
• After-tax cash flow: $6,846/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

-66.7% since first listed

13 events — show timeline

• 2026-03-30 Relisted — NTREIS
• 2026-02-25 Pending — NTREIS
• 2026-01-05 Listed $20,000 NTREIS
• 2025-11-30 Listing Removed — NTREIS
• 2025-11-14 Price Changed $27,500 NTREIS
• 2025-08-13 Price Changed $30,000 NTREIS
• 2025-05-12 Listed $40,000 NTREIS
• 2025-04-05 Listing Removed — NTREIS
• 2025-02-18 Price Changed $47,500 NTREIS
• 2025-01-15 Price Changed $49,900 NTREIS
• 2024-12-04 Price Changed $55,000 NTREIS
• 2024-11-05 Listed $60,000 NTREIS
• 1997-05-06 Sold (Public Records) — Public Records

Property tax history

+13.0%/yr

Latest (2025): $679 · +0.4% YoY. Source: county tax records.