6100 Lexington Ave · Shreveport, LA 71106

$65,000

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 145 Days on market

Built 1940 6,011 sqft lot $36/sqft · 73% below area ↓ 14% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

TWO PROPERTIES ON ONE LOT OFFER GREAT INVESTMENT OPPORTUNITY! Front home features a good sized living room and kitchen, three bedrooms, one bath and a fenced big backyard on a corner lot. The separate one bedroom, one bath apartment is a two story structure which is on the same lot but divided by fencing. The two properties offer great investment potential! Front home recently rented for $800 a month. Both the house and apartment require some improvements and will be undergoing repairs for occupancy. Both home and separate apartment building have newer roofs replaced within the last 4 years. Sellers are motivated and will consider all reasonable offers.

Key facts

• Newer roofs
• Fenced big backyard
• Two story structure

Tags

• FENCED BIG BACKYARD
• TWO STORY STRUCTURE
• NEWER ROOFS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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 fast (+7.5%/yr); 485 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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. 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: 2.00% ✓
• Cap rate: 17.64%
• Cash-on-cash: 40.54%
• DSCR: 2.80
• GRM: 4.2

CMA / ARV

• ARV (median comp): $352,318
• List price: $65,000
• Delta: -81.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1436 W 58th St	0.51mi	3/1.0	1,640 (-9%)	5mo	$16,000	$10	57
650 Pierremont Rd	0.65mi	3/2.0	1,966 (+9%)	7mo	$299,900	$153	44
731 Oak Hl	0.59mi	3/2.0	2,050 (+14%)	3mo	$310,000	$151	43
6111 Dillingham Ave	0.58mi	2/2.5 (-1)	2,052 (+14%)	1mo	$359,900	$175	37
4647 Fairfield Ave	0.62mi	3/2.0	2,012 (+12%)	22mo	$280,000	$139	29

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: 41.9%
• Equity multiple: 2.91×
• Total profit: $34,805
• Equity at exit: $9,692

10-year hold

• IRR: 50.0%
• Equity multiple: 6.97×
• Total profit: $108,568
• Equity at exit: $5,620

Cash invested: $18,200 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$341
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $615

Break-even live

Break-even rent $525

Max offer price $65,000

Occupancy floor 48%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 Delaware St Shreveport, LA	3.0	2.0	1600	$1,800	$1.12	14d	1	0.99mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	44d	1	1.13mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	1.25mi
3827 Baltimore Ave Shreveport, LA	3.0	2.5	1650	$1,650	$1.00	44d	1	1.33mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	21d	1	1.37mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	14d	1	1.38mi
638 Bringhurst Dr Shreveport, LA	3.0	1.5	1704	$1,200	$0.70	21d	1	1.42mi
530 E 81st St Shreveport, LA	3.0	1.0	1298	$800	$0.62	21d	1	1.43mi

Listing history 32 events

1. 2026-06-18
   days on market $65,000 Active 145 DOM
2. 2026-06-17
   days on market $65,000 Active 144 DOM
3. 2026-06-16
   days on market $65,000 Active 143 DOM
4. 2026-06-15
   days on market $65,000 Active 142 DOM
5. 2026-06-14
   days on market $65,000 Active 140 DOM
6. 2026-06-13
   days on market $65,000 Active 139 DOM
7. 2026-06-10
   days on market $65,000 Active 137 DOM
8. 2026-06-09
   days on market $65,000 Active 136 DOM
9. 2026-06-08
   days on market $65,000 Active 135 DOM
10. 2026-06-07
    days on market $65,000 Active 134 DOM
11. 2026-06-05
    days on market $65,000 Active 131 DOM
12. 2026-06-03
    days on market $65,000 Active 130 DOM
13. 2026-06-02
    days on market $65,000 Active 129 DOM
14. 2026-06-01
    days on market $65,000 Active 128 DOM
15. 2026-05-31
    days on market $65,000 Active 127 DOM
16. 2026-05-30
    days on market $65,000 Active 126 DOM
17. 2026-04-06
    price $65,000 664-char remark

    Show marketing remark (664 chars)

    TWO PROPERTIES ON ONE LOT OFFER GREAT INVESTMENT OPPORTUNITY! Front home features a good sized living room and kitchen, three bedrooms, one bath and a fenced big backyard on a corner lot. The separate one bedroom, one bath apartment is a two story structure which is on the same lot but divided by fencing. The two properties offer great investment potential! Front home recently rented for $800 a month. Both the house and apartment require some improvements and will be undergoing repairs for occupancy. Both home and separate apartment building have newer roofs replaced within the last 4 years. Sellers are motivated and will consider all reasonable offers.

18. 2026-04-06
    status Active 664-char remark

    Show marketing remark (664 chars)

    TWO PROPERTIES ON ONE LOT OFFER GREAT INVESTMENT OPPORTUNITY! Front home features a good sized living room and kitchen, three bedrooms, one bath and a fenced big backyard on a corner lot. The separate one bedroom, one bath apartment is a two story structure which is on the same lot but divided by fencing. The two properties offer great investment potential! Front home recently rented for $800 a month. Both the house and apartment require some improvements and will be undergoing repairs for occupancy. Both home and separate apartment building have newer roofs replaced within the last 4 years. Sellers are motivated and will consider all reasonable offers.

19. 2026-02-02
    historical Active Contingent 664-char remark

    Show marketing remark (664 chars)

    TWO PROPERTIES ON ONE LOT OFFER GREAT INVESTMENT OPPORTUNITY! Front home features a good sized living room and kitchen, three bedrooms, one bath and a fenced big backyard on a corner lot. The separate one bedroom, one bath apartment is a two story structure which is on the same lot but divided by fencing. The two properties offer great investment potential! Front home recently rented for $800 a month. Both the house and apartment require some improvements and will be undergoing repairs for occupancy. Both home and separate apartment building have newer roofs replaced within the last 4 years. Sellers are motivated and will consider all reasonable offers.

20. 2026-02-02
    status Active 664-char remark

    Show marketing remark (664 chars)

    TWO PROPERTIES ON ONE LOT OFFER GREAT INVESTMENT OPPORTUNITY! Front home features a good sized living room and kitchen, three bedrooms, one bath and a fenced big backyard on a corner lot. The separate one bedroom, one bath apartment is a two story structure which is on the same lot but divided by fencing. The two properties offer great investment potential! Front home recently rented for $800 a month. Both the house and apartment require some improvements and will be undergoing repairs for occupancy. Both home and separate apartment building have newer roofs replaced within the last 4 years. Sellers are motivated and will consider all reasonable offers.

21. 2026-01-24
    historical Active Contingent 664-char remark

    Show marketing remark (664 chars)

    TWO PROPERTIES ON ONE LOT OFFER GREAT INVESTMENT OPPORTUNITY! Front home features a good sized living room and kitchen, three bedrooms, one bath and a fenced big backyard on a corner lot. The separate one bedroom, one bath apartment is a two story structure which is on the same lot but divided by fencing. The two properties offer great investment potential! Front home recently rented for $800 a month. Both the house and apartment require some improvements and will be undergoing repairs for occupancy. Both home and separate apartment building have newer roofs replaced within the last 4 years. Sellers are motivated and will consider all reasonable offers.

22. 2026-01-23
    listed $69,000 Active 664-char remark

    Show marketing remark (664 chars)

    TWO PROPERTIES ON ONE LOT OFFER GREAT INVESTMENT OPPORTUNITY! Front home features a good sized living room and kitchen, three bedrooms, one bath and a fenced big backyard on a corner lot. The separate one bedroom, one bath apartment is a two story structure which is on the same lot but divided by fencing. The two properties offer great investment potential! Front home recently rented for $800 a month. Both the house and apartment require some improvements and will be undergoing repairs for occupancy. Both home and separate apartment building have newer roofs replaced within the last 4 years. Sellers are motivated and will consider all reasonable offers.

23. 2026-01-23
    historical

    Show marketing remark (664 chars)

    TWO PROPERTIES ON ONE LOT OFFER GREAT INVESTMENT OPPORTUNITY! Front home features a good sized living room and kitchen, three bedrooms, one bath and a fenced big backyard on a corner lot. The separate one bedroom, one bath apartment is a two story structure which is on the same lot but divided by fencing. The two properties offer great investment potential! Front home recently rented for $800 a month. Both the house and apartment require some improvements and will be undergoing repairs for occupancy. Both home and separate apartment building have newer roofs replaced within the last 4 years. Sellers are motivated and will consider all reasonable offers.

24. 2025-07-22
    listed $69,000 Active
25. 2025-07-20
    historical
26. 2025-01-24
    status Active
27. 2025-01-19
    listed $69,000 Active
28. 2022-10-03
    price $69,000
29. 2022-09-15
    listed $76,000 Active
30. 2007-06-08
    soldstatus
31. 2005-06-10
    soldstatus
32. 2002-07-05
    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: $560 · $47/mo
• Projected year-2 tax: $560 · $47/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 6 d/yr ≥110°F today · 19 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: $15,636
• − Mortgage interest: −$3,641
• − Property taxes: −$560
• − Insurance: −$325
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$1,891
• Taxable income: $6,718
• Est. tax owed @ 24.0%: −$1,612
• After-tax cash flow: $5,765/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

-14.5% since first listed

16 events — show timeline

• 2026-04-06 Price Changed $65,000 NTREIS
• 2026-04-06 Relisted — NTREIS
• 2026-02-02 Contingent — NTREIS
• 2026-02-02 Relisted — NTREIS
• 2026-01-24 Contingent — NTREIS
• 2026-01-23 Listing Removed — NTREIS
• 2026-01-23 Listed $69,000 NTREIS
• 2025-07-22 Listed $69,000 NTREIS
• 2025-07-20 Listing Removed — NTREIS
• 2025-01-24 Relisted — NTREIS
• 2025-01-19 Listed $69,000 NTREIS
• 2022-10-03 Price Changed $69,000 NTREIS
• 2022-09-15 Listed $76,000 NTREIS
• 2007-06-08 Sold (Public Records) — Public Records
• 2005-06-10 Sold (Public Records) — Public Records
• 2002-07-05 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $560 · +0.4% YoY. Source: county tax records.