3051 Valley Ridge Rd · Shreveport, LA 71108

$33,000

3 bd · 1.0 ba · 775 sqft · SingleFamily public records · 62 Days on market

Built 1978 8,668 sqft lot $43/sqft · 16% above area Est $29k · 16% over ↓ 5% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant occupied rental. Very well maintained. Add this beauty to your rental portfolio TODAY! Agent is related to seller.

Key facts

• 8,668 sq ft lot
• Built 1978
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $33k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($902 rent vs $33k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.6% vs local median 5.6% 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: 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: Caddo Heights Math/Science Elementary School (math 12% / reading 12%, grade F, #568 of 646 statewide, top 89%, 383 students, 86% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL).
• Zoned-school proficiency averages 49% at this address vs 26% district-wide (+22 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: Rents rising (+2.4%/yr); 138 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($32k/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 $228 of loan paydown is wiped out by about $990 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 + 2.4% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $7k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 2.73% ✓
• Cap rate: 24.57%
• Cash-on-cash: 65.29%
• DSCR: 3.90
• GRM: 3.0

CMA / ARV

• ARV (median comp): $28,512
• List price: $33,000
• Delta: 15.74%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3007 Boone St	0.50mi	2/1.0 (-1)	750 (-3%)	8mo	$18,500	$25	60
5018 Werner	0.37mi	2/1.0 (-1)	796 (+3%)	17mo	$34,800	$44	59
3027 Valley Ridge Rd	0.05mi	3/1.0	883 (+14%)	20mo	$18,000	$20	58
3101 Syphon St	0.44mi	2/1.0 (-1)	840 (+8%)	10mo	$10,000	$12	53
3127 Lindholm St	0.56mi	2/1.0 (-1)	810 (+4%)	16mo	$59,500	$73	48
2626 Hillcrest	0.70mi	2/1.0 (-1)	772 (-0%)	17mo	$45,000	$58	48
5219 Kent Ave	0.68mi	2/1.0 (-1)	782 (+1%)	17mo	$27,500	$35	48
2614 Lakehurst Ave	0.62mi	2/1.0 (-1)	821 (+6%)	16mo	$33,800	$41	43
2724 Grassmere St	0.74mi	2/1.0 (-1)	866 (+12%)	1mo	$60,000	$69	40
3534 Clarke Blvd	0.62mi	3/1.0	680 (-12%)	16mo	$28,000	$41	37

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 63.8%
• Equity multiple: 3.83×
• Total profit: $26,105
• Equity at exit: $4,920

10-year hold

• IRR: 68.0%
• Equity multiple: 7.67×
• Total profit: $61,668
• Equity at exit: $2,853

Cash invested: $9,240 (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 71108

• Rents YoY: 2.4%
• Active inventory: 138
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $902 high
• Mortgage (P&I): −$173
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $503

Break-even live

Break-even rent $266

Max offer price $33,000

Occupancy floor 39%

Sensitivity live

Price	-10% $521	-5% $512	+0% $503	+5% $493	+10% $484
Rent	-10% $431	-5% $467	+0% $503	+5% $538	+10% $574
Rate	-1.0pp $519	-0.5pp $511	base $503	+0.5pp $494	+1.0pp $485

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	45d	1	0.26mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	45d	1	0.38mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	22d	1	0.39mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	22d	1	0.56mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	22d	1	0.57mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	22d	1	0.69mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	45d	1	0.82mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	45d	1	0.88mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	45d	1	0.92mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	22d	1	0.94mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	22d	1	1.01mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	45d	1	1.01mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	22d	1	1.10mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	15d	1	1.14mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	22d	1	1.20mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	22d	1	1.30mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	22d	1	1.39mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	22d	1	1.47mi

Listing history 18 events

1. 2026-06-03
   status $33,000 Pending 62 DOM
2. 2026-06-02
   statusdays on market $33,000 Active Contingent 62 DOM
3. 2026-06-01
   days on market $33,000 Active 61 DOM
4. 2026-05-31
   days on market $33,000 Active 60 DOM
5. 2026-05-30
   days on market $33,000 Active 59 DOM
6. 2026-05-09
   status Pending 121-char remark

   Show marketing remark (121 chars)

   Tenant occupied rental. Very well maintained. Add this beauty to your rental portfolio TODAY! Agent is related to seller.

7. 2026-04-30
   price $38,000 121-char remark

   Show marketing remark (121 chars)

   Tenant occupied rental. Very well maintained. Add this beauty to your rental portfolio TODAY! Agent is related to seller.

8. 2026-03-16
   listed $40,000 Active 121-char remark

   Show marketing remark (121 chars)

   Tenant occupied rental. Very well maintained. Add this beauty to your rental portfolio TODAY! Agent is related to seller.

9. 2025-08-04
   historical
10. 2025-08-01
    price $45,000
11. 2025-05-06
    price $47,500
12. 2025-03-17
    price $48,000
13. 2025-02-04
    listed $49,000 Active
14. 2022-08-29
    soldstatus Closed
15. 2022-08-17
    status Pending
16. 2022-05-06
    price $39,900
17. 2022-03-09
    listed $40,000 Active
18. 1990-06-27
    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: $281 · $23/mo
• Projected year-2 tax: $281 · $23/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 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: $10,829
• − Mortgage interest: −$1,849
• − Property taxes: −$281
• − Insurance: −$165
• − Repairs & maintenance: −$866
• − Management: −$866
• − Depreciation: −$960
• Taxable income: $5,842
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $4,631/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): 18,072
• Household income: $32,055
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 1526.0

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: Predominantly Black (83%)
• Race & ethnicity: Black 83% White 11% Hispanic / Latino 4% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -58.98%
• Current HPI: 58.1377
• Rent YoY: ▲ 2.37%
• 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

-5.0% since first listed

13 events — show timeline

• 2026-05-09 Pending — NTREIS
• 2026-04-30 Price Changed $38,000 NTREIS
• 2026-03-16 Listed $40,000 NTREIS
• 2025-08-04 Listing Removed — NTREIS
• 2025-08-01 Price Changed $45,000 NTREIS
• 2025-05-06 Price Changed $47,500 NTREIS
• 2025-03-17 Price Changed $48,000 NTREIS
• 2025-02-04 Listed $49,000 NTREIS
• 2022-08-29 Sold (MLS) — NTREIS
• 2022-08-17 Pending — NTREIS
• 2022-05-06 Price Changed $39,900 NTREIS
• 2022-03-09 Listed $40,000 NTREIS
• 1990-06-27 Sold (Public Records) — Public Records

Property tax history

-5.6%/yr

Latest (2025): $281 · +0.4% YoY. Source: county tax records.