517 W 76th St · Shreveport, LA 71106

$25,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 356 Days on market

Built 1940 7,536 sqft lot $30/sqft · 32% below area Est $37k · 32% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 7,536 sq ft lot
• Built 1940
• Listed 356 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($896 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.4% 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 fast (+7.5%/yr); 485 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $7k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $25k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 3.58% ✓
• Cap rate: 32.40%
• Cash-on-cash: 93.23%
• DSCR: 5.15
• GRM: 2.3

CMA / ARV

• ARV (median comp): $36,822
• List price: $25,000
• Delta: -32.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 W 75th St	0.06mi	2/1.0	797 (-5%)	8mo	$38,000	$48	82
716 Harrison St	0.30mi	2/1.0	805 (-4%)	2mo	$25,000	$31	77
613 Melrose St	0.30mi	3/1.0 (+1)	841 (+0%)	11mo	$52,000	$62	72
506 W 75th St	0.05mi	2/1.0	763 (-9%)	24mo	$16,000	$21	62
521 W 77th St	0.06mi	3/1.0 (+1)	918 (+9%)	21mo	$39,500	$43	59
7028 Union Ave	0.47mi	3/1.0 (+1)	873 (+4%)	13mo	$50,000	$57	55
529 Sassafras Ave	0.74mi	2/1.0	792 (-6%)	5mo	$21,000	$27	52
525 Sassafras Ave	0.74mi	2/1.0	792 (-6%)	5mo	$21,000	$27	52
446 W 69th St	0.48mi	2/1.0	720 (-14%)	4mo	$39,000	$54	50
557 Sassafras Ave	0.74mi	3/1.0 (+1)	888 (+6%)	14mo	$98,900	$111	39
618 W 67th St	0.60mi	3/2.0 (+1)	952 (+13%)	15mo	$27,500	$29	29
561 Sassafras Ave	0.74mi	2/1.0	960 (+14%)	23mo	$75,000	$78	23

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: 24.2%
• Equity multiple: 2.13×
• Total profit: $7,937
• Equity at exit: $3,728

10-year hold

• IRR: 37.5%
• Equity multiple: 6.25×
• Total profit: $36,766
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.3×

Monthly cashflow live

• Estimated rent: $896 high
• Mortgage (P&I): −$131
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$10
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $117

Break-even live

Break-even rent $747

Max offer price $25,000

Occupancy floor 82%

Sensitivity live

Price	-10% $131	-5% $124	+0% $117	+5% $110	+10% $103
Rent	-10% $47	-5% $82	+0% $117	+5% $153	+10% $188
Rate	-1.0pp $130	-0.5pp $124	base $117	+0.5pp $111	+1.0pp $104

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 W 75th St Shreveport, LA	2.0	1.0	833	$800	$0.96	22d	1	0.15mi
7224 Union Ave Shreveport, LA	2.0	1.0	735	$625	$0.85	14d	1	0.41mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	44d	1	0.41mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	44d	1	0.46mi
323 W 83rd St Shreveport, LA	3.0	1.0	973	$750	$0.77	44d	1	0.55mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	44d	1	0.57mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	22d	1	0.67mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	22d	1	0.76mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	14d	1	0.79mi
8902 Coyth Ln Shreveport, LA	3.0	2.0	1082	$1,200	$1.11	44d	1	1.02mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	22d	1	1.22mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	44d	1	1.23mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	44d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   days on market $25,000 Active 356 DOM
2. 2026-06-17
   days on market $25,000 Active 355 DOM
3. 2026-06-16
   days on market $25,000 Active 354 DOM
4. 2026-06-15
   days on market $25,000 Active 353 DOM
5. 2026-06-14
   days on market $25,000 Active 351 DOM
6. 2026-06-13
   days on market $25,000 Active 350 DOM
7. 2026-06-10
   days on market $25,000 Active 348 DOM
8. 2026-06-09
   days on market $25,000 Active 347 DOM
9. 2026-06-08
   days on market $25,000 Active 346 DOM
10. 2026-06-07
    days on market $25,000 Active 345 DOM
11. 2026-06-05
    days on market $25,000 Active 342 DOM
12. 2026-06-03
    days on market $25,000 Active 341 DOM
13. 2026-06-02
    days on market $25,000 Active 340 DOM
14. 2026-06-01
    days on market $25,000 Active 339 DOM
15. 2026-05-31
    days on market $25,000 Active 338 DOM
16. 2026-05-30
    days on market $25,000 Active 337 DOM
17. 2025-06-27
    listed $25,000 Active
18. 2011-05-05
    soldstatus $12,000
19. 1992-08-25
    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: $267 · $22/mo
• Projected year-2 tax: $267 · $22/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 AE · 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: $10,748
• − Mortgage interest: −$1,400
• − Property taxes: −$267
• − Insurance: −$5,244
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$727
• Taxable income: $1,390
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $1,074/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

+108.3% since first listed

3 events — show timeline

• 2025-06-27 Listed $25,000 NTREIS
• 2011-05-05 Sold (Public Records) $12,000 Public Records
• 1992-08-25 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $267 · +0.4% YoY. Source: county tax records.