7000 Creswell Rd #124 · Shreveport, LA 71106

$64,900

1 bd · 1.0 ba · 765 sqft · Condo · 38 Days on market

Built 1965 Good condition $85/sqft · 9% above area Est $59k · 9% over $165/mo HOA · 13% of rent

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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
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• ARV discount +3.3/15.0
• Livability +3.0/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity. 1 bed, 1 bath, 750 square feet condo. Downstairs unit with private patio. Community pool. Laundry room in complex. 1 assigned parking space - quest spaces available. Lots of storage - pantry, linen, coat, walk in closet. Completely updated with new luxury vinyl plank floors, paint, fixtures, counters & more (2024). New range, refrigerator & dishwasher (2024). Currently leased as unfurnished rental through Dec 2025 at $1,050 a month. All electric. This condo is not in a flood zone.

Key facts

• Lots of storage
• Community pool
• Laundry room

Tags

• PRIVATE PATIO
• COMMUNITY POOL
• LAUNDRY ROOM
• ASSIGNED PARKING SPACE
• LOTS OF STORAGE
• NEW RANGE

Property features AI

Finance

• Other: Property type: Residential condominium; Unit number: 39 (Building 6); Parcel: 171330126003900
• HOA & community: Mandatory association; Monthly HOA fee of $165; HOA covers water and sewer; HOA management: Villa Contessa (Marcia) — phone [phone]

Exterior

• Parking: 2 covered/carport spaces
• Utilities: Cable available; City water; City sewer
• Home design: Condominium (attached); One story; Unit in Villa Contessa Condos
• Construction: Built in 1965
• Exterior features: Community pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range
• Bedrooms: Primary bedroom (Level 1) — approximately 10 x 10
• Bathrooms: 1 full bathroom
• Interior features: Walk-in closet(s); One living area; One dining area; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $398 ($5k/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: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.97% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.28%
• DSCR: 2.17
• GRM: 4.2

CMA / ARV

• ARV (median comp): $59,307
• List price: $64,900
• Delta: 9.43%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.16×
• Total profit: $21,030
• Equity at exit: $9,677

10-year hold

• IRR: 36.8%
• Equity multiple: 5.34×
• Total profit: $78,809
• Equity at exit: $5,611

Cash invested: $18,172 (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: $1,280 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$165
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $398

Break-even live

Break-even rent $777

Max offer price $64,900

Occupancy floor 64%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7000 Fern Ave Shreveport, LA	2.0	1.0–2.0	895	$1,605	$1.79	14d	6	0.58mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	44d	1	1.25mi
215 Sand Beach Blvd Shreveport, LA	1.0–2.0	1.0–2.0	814	$975	$1.20	14d	6	1.28mi
8455 Fern Ave Shreveport, LA	1.0–2.0	1.0–2.0	978	$1,604	$1.64	14d	9	1.36mi

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Likely covers: electricpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $64,900 Active 38 DOM
2. 2026-06-17
   days on market $64,900 Active 37 DOM
3. 2026-06-16
   days on market $64,900 Active 36 DOM
4. 2026-06-15
   days on market $64,900 Active 35 DOM
5. 2026-06-14
   days on market $64,900 Active 33 DOM
6. 2026-06-13
   days on market $64,900 Active 32 DOM
7. 2026-06-10
   days on market $64,900 Active 30 DOM
8. 2026-06-09
   days on market $64,900 Active 29 DOM
9. 2026-06-08
   days on market $64,900 Active 28 DOM
10. 2026-06-07
    days on market $64,900 Active 27 DOM
11. 2026-06-05
    days on market $64,900 Active 24 DOM
12. 2026-06-03
    days on market $64,900 Active 23 DOM
13. 2026-06-02
    days on market $64,900 Active 22 DOM
14. 2026-06-01
    days on market $64,900 Active 21 DOM
15. 2026-05-31
    days on market $64,900 Active 20 DOM
16. 2026-05-30
    days on market $64,900 Active 19 DOM
17. 2026-05-06
    listed $64,900 Active 539-char remark
18. 2026-05-03
    historical
19. 2026-04-27
    status Active
20. 2026-03-26
    status Pending
21. 2025-12-15
    price $64,900
22. 2025-12-15
    price $59,900
23. 2025-11-03
    listed $64,900 Active
24. 2024-10-02
    soldstatus Closed

    Show marketing remark (517 chars)

    Investment opportunity. 1 bed, 1 bath, 750 square feet condo. Downstairs unit with private patio. Community pool. Laundry room in complex. 1 assigned parking space - quest spaces available. Lots of storage - pantry, linen, coat, walk in closet. Completely updated with new luxury vinyl plank floors, paint, fixtures, counters & more (2024). New range, refrigerator & dishwasher (2024). Currently leased as unfurnished rental through Dec 2025 at $1,050 a month. All electric. This condo is not in a flood zone.

25. 2024-09-06
    status Pending

    Show marketing remark (517 chars)

    Investment opportunity. 1 bed, 1 bath, 750 square feet condo. Downstairs unit with private patio. Community pool. Laundry room in complex. 1 assigned parking space - quest spaces available. Lots of storage - pantry, linen, coat, walk in closet. Completely updated with new luxury vinyl plank floors, paint, fixtures, counters & more (2024). New range, refrigerator & dishwasher (2024). Currently leased as unfurnished rental through Dec 2025 at $1,050 a month. All electric. This condo is not in a flood zone.

26. 2024-08-23
    listed $69,900 Active

    Show marketing remark (517 chars)

    Investment opportunity. 1 bed, 1 bath, 750 square feet condo. Downstairs unit with private patio. Community pool. Laundry room in complex. 1 assigned parking space - quest spaces available. Lots of storage - pantry, linen, coat, walk in closet. Completely updated with new luxury vinyl plank floors, paint, fixtures, counters & more (2024). New range, refrigerator & dishwasher (2024). Currently leased as unfurnished rental through Dec 2025 at $1,050 a month. All electric. This condo is not in a flood zone.

27. 2024-07-31
    historical $1,050
28. 2024-07-04
    listed $1,050
29. 2023-08-17
    historical $850
30. 2023-08-12
    price $850
31. 2023-07-25
    listed $950

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,365
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − HOA: −$1,980
• − Depreciation: −$1,888
• Taxable income: $4,105
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $3,791/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This fully updated condo is in excellent condition with new flooring, appliances, and paint. It's a great investment opportunity with a good rental potential.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, attracting more potential buyers or renters.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, attracting more potential buyers or renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+6081.0% since first listed

15 events — show timeline

• 2026-05-06 Listed $64,900 NTREIS
• 2026-05-03 Listing Removed — NTREIS
• 2026-04-27 Relisted — NTREIS
• 2026-03-26 Pending — NTREIS
• 2025-12-15 Price Changed $64,900 NTREIS
• 2025-12-15 Price Changed $59,900 NTREIS
• 2025-11-03 Listed $64,900 NTREIS
• 2024-10-02 Sold (MLS) — NTREIS
• 2024-09-06 Pending — NTREIS
• 2024-08-23 Listed $69,900 NTREIS
• 2024-07-31 Rental Removed $1,050 NTREIS
• 2024-07-04 Listed for Rent $1,050 NTREIS
• 2023-08-17 Rental Removed $850 NTREIS
• 2023-08-12 Price Changed $850 NTREIS
• 2023-07-25 Listed for Rent $950 NTREIS