9332 Fireside Dr · Shreveport, LA 71118

$119,000

3 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 111 Days on market

Built 1950 10,498 sqft lot $119/sqft · at area comps Est $117k · at est.

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Why this score? — see what drove the C 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +6.6/15.0
• 1% rule +6.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This wonderful opportunity awaits a new owner; if you are looking for a great performing investment property, schedule your showing today! Please note that showing requests must provide proof of funds for purchase prior to scheduling as to minimize disturbance to tenants. Also a minimum 24 hour notice is required per landlord and tenant law. Purchases are subject to existing leases.

Key facts

• 0.24 acre lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 (+1.7%/yr); 115 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($50k/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 $823 of loan paydown is wiped out by about $4k 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 111 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 74% 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 $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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. 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. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $116,595
• List price: $119,000
• Delta: 2.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2904 Birch Dr	0.33mi	3/1.0	998 (-0%)	4mo	$114,900	$115	79
9406 Normandie Dr	0.37mi	3/1.0	988 (-1%)	7mo	$114,600	$116	73
1119 Kimberly Dr	0.28mi	3/1.0	953 (-5%)	5mo	$114,900	$121	72
2900 Birch Dr	0.32mi	3/1.0	1,058 (+6%)	2mo	$109,900	$104	71
9280 Savanna Dr	0.26mi	3/1.5	1,107 (+11%)	11mo	$115,000	$104	61
9248 N Southland Park Dr	0.52mi	2/1.0 (-1)	948 (-5%)	2mo	$115,000	$121	59
2837 Smithfield Rd	0.46mi	3/1.0	966 (-3%)	21mo	$119,675	$124	53
9419 Woodcrest Dr	0.36mi	3/1.0	1,100 (+10%)	15mo	$135,800	$123	52
9232 N Southland Park Dr	0.53mi	3/2.0	1,141 (+14%)	19mo	$84,900	$74	34
2810 Kaylin Dr	0.71mi	3/1.5	1,120 (+12%)	16mo	$139,900	$125	34

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $28
• Equity at exit: $17,743

10-year hold

• IRR: 8.4%
• Equity multiple: 1.61×
• Total profit: $20,188
• Equity at exit: $10,289

Cash invested: $33,320 (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 71118

• Rents YoY: 1.7%
• Active inventory: 115
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$624
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $330

Break-even live

Break-even rent $945

Max offer price $119,000

Occupancy floor 71%

Sensitivity live

Price	-10% $398	-5% $364	+0% $330	+5% $297	+10% $263
Rent	-10% $223	-5% $277	+0% $330	+5% $384	+10% $438
Rate	-1.0pp $390	-0.5pp $361	base $330	+0.5pp $300	+1.0pp $268

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	21d	1	0.27mi
9730 Baird Rd Shreveport, LA	1.0–2.0	1.0–2.0	872	$1,212	$1.39	14d	19	0.38mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	14d	3	0.51mi
2838 Smithfield Rd Shreveport, LA	3.0	1.0	960	$1,250	$1.30	44d	1	0.51mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	14d	1	0.56mi
2843 Kaylin Dr Shreveport, LA	3.0	1.0	1025	$1,400	$1.37	21d	1	0.72mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	44d	1	0.73mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	44d	11	0.74mi
9100 Walker Rd Shreveport, LA	1.0–2.0	1.0–2.0	841	$1,164	$1.38	14d	9	0.88mi
3024 Karla Cir Unit 3024 Shreveport, LA	3.0	1.0	971	$1,175	$1.21	44d	1	0.89mi
3126 W Bert Kouns Industrial Loop Shreveport, LA	2.0	2.0	957	$820	$0.86	14d	1	0.92mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	14d	1	0.94mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	44d	1	0.99mi
9005 Walker Rd Shreveport, LA	2.0	2.0	975	$1,332	$1.37	14d	5	1.00mi
3011 Mackey Ln Shreveport, LA	3.0	1.5	1222	$1,300	$1.06	14d	1	1.06mi
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	44d	1	1.25mi
8860 Bernay Dr Shreveport, LA	3.0	1.5	1200	$1,300	$1.08	44d	1	1.26mi

Listing history 19 events

1. 2026-06-18
   days on market $119,000 Active 111 DOM
2. 2026-06-17
   days on market $119,000 Active 110 DOM
3. 2026-06-16
   days on market $119,000 Active 109 DOM
4. 2026-06-15
   days on market $119,000 Active 108 DOM
5. 2026-06-14
   days on market $119,000 Active 106 DOM
6. 2026-06-13
   days on market $119,000 Active 105 DOM
7. 2026-06-10
   days on market $119,000 Active 103 DOM
8. 2026-06-09
   days on market $119,000 Active 102 DOM
9. 2026-06-08
   days on market $119,000 Active 101 DOM
10. 2026-06-07
    days on market $119,000 Active 100 DOM
11. 2026-06-05
    days on market $119,000 Active 97 DOM
12. 2026-06-03
    days on market $119,000 Active 96 DOM
13. 2026-06-02
    days on market $119,000 Active 95 DOM
14. 2026-06-01
    days on market $119,000 Active 94 DOM
15. 2026-05-31
    days on market $119,000 Active 93 DOM
16. 2026-05-30
    days on market $119,000 Active 92 DOM
17. 2026-04-09
    status Active 385-char remark

    Show marketing remark (385 chars)

    This wonderful opportunity awaits a new owner; if you are looking for a great performing investment property, schedule your showing today! Please note that showing requests must provide proof of funds for purchase prior to scheduling as to minimize disturbance to tenants. Also a minimum 24 hour notice is required per landlord and tenant law. Purchases are subject to existing leases.

18. 2026-02-27
    historical Active Contingent 385-char remark

    Show marketing remark (385 chars)

    This wonderful opportunity awaits a new owner; if you are looking for a great performing investment property, schedule your showing today! Please note that showing requests must provide proof of funds for purchase prior to scheduling as to minimize disturbance to tenants. Also a minimum 24 hour notice is required per landlord and tenant law. Purchases are subject to existing leases.

19. 2026-02-26
    listed $119,000 Active 385-char remark

    Show marketing remark (385 chars)

    This wonderful opportunity awaits a new owner; if you are looking for a great performing investment property, schedule your showing today! Please note that showing requests must provide proof of funds for purchase prior to scheduling as to minimize disturbance to tenants. Also a minimum 24 hour notice is required per landlord and tenant law. Purchases are subject to existing leases.

ⓘ 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: $878 · $73/mo
• Projected year-2 tax: $878 · $73/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 74% 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: $16,362
• − Mortgage interest: −$6,666
• − Property taxes: −$878
• − Insurance: −$595
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$3,462
• Taxable income: $2,144
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $3,450/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): 23,219
• Household income: $50,287
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1046.0

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 0.55)
• Race & ethnicity: Black 58% White 33% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -78.81%
• Current HPI: 129.1782
• Rent YoY: ▲ 1.74%
• 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

3 events — show timeline

• 2026-04-09 Relisted — NTREIS
• 2026-02-27 Contingent — NTREIS
• 2026-02-26 Listed $119,000 NTREIS

Property tax history

-0.4%/yr

Latest (2025): $878 · +0.4% YoY. Source: county tax records.