4111 Pines Rd #46 · Shreveport, LA 71119

$115,000

2 bd · 1.5 ba · 1,196 sqft · MultiFamily public records · 103 Days on market

Built 1980 1,220 sqft lot $96/sqft · 87% above area $75/mo HOA · 8% of rent ↓ 4% since listing

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Why this score? — see what drove the F 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 +9.9/30.0
• ARV discount +7.5/15.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Looking for a residence that's modern, convenient, and low maintenance? Check out this cozy two-story townhome in West Shreveport. You will be greeted with a welcoming environment with natural light, wood floors, and brick-decorated fireplace. Upstairs are two spacious bedrooms and bathroom. The primary bedroom offers skylights as well as balcony overseeing the neighborhood. Schedule your private viewing today.

Key facts

• Wood floors
• Natural light
• Skylights

Tags

• TWO STORY TOWNHOME
• NATURAL LIGHT
• WOOD FLOORS
• BRICK DECORATED FIREPLACE
• SKYLIGHTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $-72 ($-862/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (15.2% below list).
• Recommended offer: $98k (15.2% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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.
• Zoned schools: Turner Elementary Middle School (math 8% / reading 16%, grade F, #568 of 646 statewide, top 89%, 1,371 students, 81% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Huntington High School (math 6% / reading 34%, grade F, #183 of 265 statewide, top 70%, 1,228 students, 72% FRL).
• Zoned-school proficiency averages 39% at this address vs 26% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 156 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $795 of loan paydown is wiped out by about $3k 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 103 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $97,500 (15.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 9.8

CMA / ARV

• ARV (median comp): $61,436
• List price: $115,000
• Delta: 87.19%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-23,165
• Equity at exit: $17,147

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-25,883
• Equity at exit: $9,943

Cash invested: $32,200 (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 71119

• Home prices YoY: -25.7%
• Active inventory: 156
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$48
• HOA: −$75
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-72

Break-even live

Break-even rent $1,066

Max offer price $102,314

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-39	+0% $-72	+5% $-104	+10% $-137
Rent	-10% $-149	-5% $-110	+0% $-72	+5% $-33	+10% $5
Rate	-1.0pp $-14	-0.5pp $-43	base $-72	+0.5pp $-102	+1.0pp $-132

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6308 Frondosa Dr Shreveport, LA	3.0	1.0	974	$975	$1.00	45d	1	0.34mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 13 events

1. 2026-06-10
   days on market $115,000 Active 103 DOM
2. 2026-06-09
   days on market $115,000 Active 102 DOM
3. 2026-06-08
   days on market $115,000 Active 101 DOM
4. 2026-06-07
   days on market $115,000 Active 100 DOM
5. 2026-06-05
   days on market $115,000 Active 97 DOM
6. 2026-06-03
   days on market $115,000 Active 96 DOM
7. 2026-06-02
   days on market $115,000 Active 95 DOM
8. 2026-06-01
   days on market $115,000 Active 94 DOM
9. 2026-05-31
   days on market $115,000 Active 93 DOM
10. 2026-05-30
    days on market $115,000 Active 92 DOM
11. 2026-05-16
    price $115,000 414-char remark

    Show marketing remark (414 chars)

    Looking for a residence that's modern, convenient, and low maintenance? Check out this cozy two-story townhome in West Shreveport. You will be greeted with a welcoming environment with natural light, wood floors, and brick-decorated fireplace. Upstairs are two spacious bedrooms and bathroom. The primary bedroom offers skylights as well as balcony overseeing the neighborhood. Schedule your private viewing today.

12. 2026-02-27
    listed $120,000 Active 414-char remark

    Show marketing remark (414 chars)

    Looking for a residence that's modern, convenient, and low maintenance? Check out this cozy two-story townhome in West Shreveport. You will be greeted with a welcoming environment with natural light, wood floors, and brick-decorated fireplace. Upstairs are two spacious bedrooms and bathroom. The primary bedroom offers skylights as well as balcony overseeing the neighborhood. Schedule your private viewing today.

13. 2000-05-25
    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: $1,393 · $116/mo
• Projected year-2 tax: $1,393 · $116/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 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$6,442
• − Property taxes: −$1,393
• − Insurance: −$575
• − Repairs & maintenance: −$936
• − Management: −$936
• − HOA: −$900
• − Depreciation: −$3,345
• Taxable loss: −$2,827
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $-183/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
• City population: 164,123
• Population (ZIP): 10,364

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 (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -44.76%
• Current HPI: 129.6866
• Rent YoY: —
• Metro: —
• 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

-4.2% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $115,000 NTREIS
• 2026-02-27 Listed $120,000 NTREIS
• 2000-05-25 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,393 · +0.4% YoY. Source: county tax records.