9508 Palmetto Ln · Shreveport, LA 71118

$178,000

3 bd · 1.5 ba · 1,710 sqft · SingleFamily public records · 52 Days on market

Built 1960 0.45 ac lot $104/sqft · 6% below area Est $189k · 6% under

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Why this score? — see what drove the D 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 +13.6/30.0
• ARV discount +10.2/15.0
• DSCR +4.1/10.0
• 1% rule +3.2/10.0
• 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

Welcome home to this charming 3 bedroom, 2 bathroom gem nestled in one of Southwest Shreveport's most welcoming neighborhoods in the 71118 zip code. Welcome home to this charming 3 bedroom, 2 bathroom gem nestled in one of Southwest Shreveport's most welcoming neighborhoods in the 71118 zip code. From the moment you pull up, you will appreciate the inviting curb appeal and the convenience of a spacious carport that keeps your vehicle protected from sun and rain year round. Step inside to discover a thoughtfully designed floor plan with comfortable living spaces perfect for both quiet evenings and lively gatherings. The bright living area flows naturally into the kitchen and dining space, cr

Key facts

• Bright living area
• Spacious carport
• 0.45 acre lot

Tags

• SPACIOUS CARPORT
• BRIGHT LIVING AREA
• EASY ACCESS TO LOCAL SCHOOLS

Property features AI

Finance

• Other: Property for sale (Active); Possession at closing/funding; Listing held with exclusive right to sell
• HOA & community: No homeowners association

Exterior

• Parking: Covered carport for 2 vehicles; Concrete parking surface; No garage
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1960; Slab foundation
• Exterior features: Lot under 0.5 acre (approximately 0.446 acre); Subdivision: Lambert Park Sub

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Open floorplan; One living area; One dining area; Fireplace (gas and wood-burning)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $10 ($121/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (18.3% below list).
• Recommended offer: $145k (18.3% 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: 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% 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 $1k of loan paydown is wiped out by about $5k 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 52 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $145,481 (18.3% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.82% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (median comp): $189,215
• List price: $178,000
• Delta: -5.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9443 Primrose Ln	0.11mi	4/2.0 (+1)	1,805 (+6%)	4mo	$189,900	$105	76
837 Drewry Dr	0.39mi	3/2.0	1,650 (-4%)	1mo	$90,000	$55	73
9355 Kingston Rd	0.34mi	3/2.0	1,616 (-6%)	1mo	$199,000	$123	72
9427 Primrose Ln	0.17mi	3/1.5	1,893 (+11%)	3mo	$185,500	$98	72
9629 Fairlawn Ct	0.30mi	4/1.5 (+1)	1,810 (+6%)	1mo	$175,000	$97	70
1144 Hallmark Dr	0.50mi	3/2.0	1,620 (-5%)	3mo	$199,000	$123	63
830 Elmdale St	0.58mi	4/2.5 (+1)	1,705 (-0%)	3mo	$215,000	$126	61
1003 Bridal Wreath Trl	0.49mi	3/2.0	1,836 (+7%)	3mo	$199,000	$108	60
9320 New London St	0.49mi	4/2.0 (+1)	1,540 (-10%)	3mo	$220,000	$143	51
9224 Midvale Dr	0.72mi	3/2.0	1,530 (-10%)	2mo	$205,000	$134	45
9146 Kingston Rd	0.62mi	3/2.0	1,453 (-15%)	3mo	$76,000	$52	42
9312 Pine Grove St	0.64mi	3/2.0	1,940 (+14%)	5mo	$229,000	$118	41

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-30,056
• Equity at exit: $26,540

10-year hold

• IRR: -11.6%
• Equity multiple: 0.34×
• Total profit: $-32,769
• Equity at exit: $15,390

Cash invested: $49,840 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$933
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $10

Break-even live

Break-even rent $1,442

Max offer price $178,000

Occupancy floor 94%

Sensitivity live

Price	-10% $111	-5% $60	+0% $10	+5% $-40	+10% $-91
Rent	-10% $-105	-5% $-47	+0% $10	+5% $68	+10% $125
Rate	-1.0pp $100	-0.5pp $55	base $10	+0.5pp $-36	+1.0pp $-83

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	44d	1	0.11mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	14d	1	0.39mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	44d	1	0.83mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	44d	11	0.88mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	21d	1	1.06mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	14d	3	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $178,000 Active 52 DOM
2. 2026-06-17
   days on market $178,000 Active 51 DOM
3. 2026-06-16
   days on market $178,000 Active 50 DOM
4. 2026-06-15
   days on market $178,000 Active 49 DOM
5. 2026-06-14
   days on market $178,000 Active 47 DOM
6. 2026-06-13
   days on market $178,000 Active 46 DOM
7. 2026-06-10
   days on market $178,000 Active 44 DOM
8. 2026-06-09
   days on market $178,000 Active 43 DOM
9. 2026-06-08
   days on market $178,000 Active 42 DOM
10. 2026-06-07
    days on market $178,000 Active 41 DOM
11. 2026-06-05
    days on market $178,000 Active 38 DOM
12. 2026-06-03
    days on market $178,000 Active 37 DOM
13. 2026-06-02
    days on market $178,000 Active 36 DOM
14. 2026-06-01
    days on market $178,000 Active 35 DOM
15. 2026-05-31
    days on market $178,000 Active 34 DOM
16. 2026-05-30
    days on market $178,000 Active 33 DOM
17. 2026-04-20
    listed $178,000 Active 1676-char remark
18. 2012-10-08
    soldstatus $120,200
19. 1999-11-18
    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: $1,579 · $132/mo
• Projected year-2 tax: $1,579 · $132/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 70% 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: $17,458
• − Mortgage interest: −$9,971
• − Property taxes: −$1,579
• − Insurance: −$890
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$5,178
• Taxable loss: −$2,953
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $830/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

+48.1% since first listed

3 events — show timeline

• 2026-04-20 Listed $178,000 NTREIS
• 2012-10-08 Sold (Public Records) $120,200 Public Records
• 1999-11-18 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,579 · +0.4% YoY. Source: county tax records.