256 Wichita St · Shreveport, LA 71101

$129,900

3 bd · 1.0 ba · 2,246 sqft · SingleFamily public records · 125 Days on market

Built 1950 8,668 sqft lot $58/sqft · 27% above area

---

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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +4.8/10.0
• 1% rule +3.7/10.0
• 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

Affordable 3 bedrooms 2 bath home. Roof is 2-3 yrs old. Brick exterior, spacious rooms, big windows, nice backyard, and Laminate flooring. Kitchen has room for breakfast table or expansion. Separate dining area off living room. Home is in good condition and should qualify for most loans.

Key facts

• Big windows
• Laminate flooring
• Brick exterior

Tags

• BRICK EXTERIOR
• SPACIOUS ROOMS
• BIG WINDOWS
• NICE BACKYARD
• LAMINATE FLOORING
• SEPARATE DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $114k (12.6% below list).
• Recommended offer: $114k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.7% in Shreveport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 61 active listings in the ZIP; 18 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).
• At $1,136/mo this rent would consume 70% of the median local household income ($19k/yr) (locally 702% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $507 of equity ($898 loan paydown + $-391 appreciation (-0.3% local appreciation)).
• 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 125 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,586 (12.6% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.87% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (median comp): $80,976
• List price: $129,900
• Delta: 60.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 College St	0.30mi	3/2.0	2,121 (-6%)	13mo	$100,000	$47	62
416 Merrick St	0.27mi	3/2.0	2,072 (-8%)	21mo	$118,000	$57	53
616 Wichita St	0.45mi	2/2.0 (-1)	1,987 (-12%)	2mo	$120,000	$60	49
231 Wilkinson St	0.63mi	3/2.0	2,052 (-9%)	6mo	$45,000	$22	48
2324 Scovell Ct	0.62mi	3/1.0	2,032 (-10%)	12mo	$17,500	$9	45
521 Wilkinson St	0.73mi	3/2.0	2,328 (+4%)	17mo	$129,900	$56	41
507 Wilkinson St	0.73mi	3/2.0	2,161 (-4%)	22mo	$65,000	$30	37
2530 Creswell Ave	0.69mi	3/3.5	2,400 (+7%)	13mo	$69,900	$29	36
549 Robinson Pl	0.70mi	4/2.5 (+1)	2,446 (+9%)	11mo	$252,500	$103	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $757
• Equity at exit: $35,776

10-year hold

• IRR: 6.3%
• Equity multiple: 1.65×
• Total profit: $23,759
• Equity at exit: $41,483

Cash invested: $36,372 (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 71101

• Home prices YoY: -0.4%
• Active inventory: 61
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$681
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $101

Break-even live

Break-even rent $1,008

Max offer price $129,900

Occupancy floor 86%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	43d	1	0.26mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	43d	1	0.31mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	43d	1	0.36mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	43d	1	0.42mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	43d	1	0.51mi
250 E Jordan St Shreveport, LA	2.0	1.0	1920	$800	$0.42	43d	1	0.52mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	21d	1	0.74mi
717 Kirby Pl Shreveport, LA	2.0	1.0	1894	$1,450	$0.77	43d	1	0.92mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	13d	1	1.09mi
222 Stephenson St Shreveport, LA	3.0	2.5	2642	$2,000	$0.76	21d	1	1.18mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	21d	1	1.18mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	13d	1	1.18mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	13d	1	1.22mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	13d	1	1.22mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	43d	1	1.39mi
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	43d	1	1.41mi
3642 Gilbert Dr Shreveport, LA	2.0	2.0	2011	$1,750	$0.87	13d	1	1.43mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	13d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   price $129,900 Active 125 DOM
2. 2026-06-18
   days on market $139,900 Active 125 DOM
3. 2026-06-17
   days on market $139,900 Active 124 DOM
4. 2026-06-16
   days on market $139,900 Active 123 DOM
5. 2026-06-15
   days on market $139,900 Active 122 DOM
6. 2026-06-14
   days on market $139,900 Active 120 DOM
7. 2026-06-13
   days on market $139,900 Active 119 DOM
8. 2026-06-10
   days on market $139,900 Active 117 DOM
9. 2026-06-09
   days on market $139,900 Active 116 DOM
10. 2026-06-08
    days on market $139,900 Active 115 DOM
11. 2026-06-07
    days on market $139,900 Active 114 DOM
12. 2026-06-05
    days on market $139,900 Active 111 DOM
13. 2026-06-03
    days on market $139,900 Active 110 DOM
14. 2026-06-02
    days on market $139,900 Active 109 DOM
15. 2026-06-01
    days on market $139,900 Active 108 DOM
16. 2026-05-31
    days on market $139,900 Active 107 DOM
17. 2026-05-30
    days on market $139,900 Active 106 DOM
18. 2026-05-05
    price $139,900 291-char remark

    Show marketing remark (291 chars)

    Affordable 3 bedrooms 2 bath home. Roof is 2-3 yrs old. Brick exterior, spacious rooms, big windows, nice backyard, and Laminate flooring. Kitchen has room for breakfast table or expansion. Separate dining area off living room. Home is in good condition and should qualify for most loans.

19. 2026-02-13
    listed $140,000 Active 291-char remark

    Show marketing remark (291 chars)

    Affordable 3 bedrooms 2 bath home. Roof is 2-3 yrs old. Brick exterior, spacious rooms, big windows, nice backyard, and Laminate flooring. Kitchen has room for breakfast table or expansion. Separate dining area off living room. Home is in good condition and should qualify for most loans.

20. 2025-07-30
    historical
21. 2025-06-29
    listed $140,000
22. 2004-05-03
    soldstatus
23. 2003-04-03
    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: $733 · $61/mo
• Projected year-2 tax: $733 · $61/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 · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,630
• − Mortgage interest: −$7,276
• − Property taxes: −$733
• − Insurance: −$650
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,779
• Taxable loss: −$988
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,448/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): 6,415
• Household income: $19,351
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 702.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 29% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Tagalog/Filipino 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: ▼ -0.30%
• Current HPI: 74.2131
• 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

-0.1% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $139,900 NTREIS
• 2026-02-13 Listed $140,000 NTREIS
• 2025-07-30 Listing Removed — NTREIS
• 2025-06-29 Listed $140,000 NTREIS
• 2004-05-03 Sold (Public Records) — Public Records
• 2003-04-03 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $733 · +0.4% YoY. Source: county tax records.