2924 Harp St · Shreveport, LA 71103

$85,000

4 bd · 1.5 ba · 1,347 sqft · SingleFamily public records · 91 Days on market

Built 1960 5,401 sqft lot $63/sqft · 158% above area ↓ 29% since listing

---

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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This is a 4 bedroom, 2 bath house currently rented at $1100 per month. Was completely redone in the fall of 2022.

Key facts

• 5,401 sq ft lot
• Built 1960
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 69 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $447 of equity ($588 loan paydown + $-141 appreciation (-0.2% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.15% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $32,889
• List price: $85,000
• Delta: 158.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3132 Looney St	0.29mi	3/1.0 (-1)	1,375 (+2%)	7mo	$57,500	$42	70
2751 Looney St	0.30mi	3/2.0 (-1)	1,235 (-8%)	2mo	$19,000	$15	63
2532 Lillian St	0.65mi	4/1.0	1,387 (+3%)	6mo	$32,000	$23	58
3528 Lakeshore Dr	0.67mi	3/1.0 (-1)	1,270 (-6%)	2mo	$85,000	$67	50
2609 Ashton St	0.37mi	3/1.0 (-1)	1,144 (-15%)	1mo	$55,000	$48	50
3102 W Laurel St	0.26mi	3/2.0 (-1)	1,169 (-13%)	13mo	$55,000	$47	48
3124 Stonewall St	0.68mi	4/2.0	1,479 (+10%)	7mo	$34,999	$24	44
2209 Murphy St	0.63mi	3/1.5 (-1)	1,187 (-12%)	3mo	$40,000	$34	44
2631 Lillian St	0.62mi	3/2.0 (-1)	1,227 (-9%)	6mo	$125,000	$102	44
3560 Lillian St	0.74mi	3/1.0 (-1)	1,229 (-9%)	2mo	$40,000	$33	42
1506 Jewella Ave	0.72mi	3/1.0 (-1)	1,313 (-2%)	16mo	$15,900	$12	42
3222 Logan St	0.61mi	3/2.0 (-1)	1,455 (+8%)	15mo	$169,000	$116	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.56×
• Total profit: $13,374
• Equity at exit: $23,980

10-year hold

• IRR: 16.8%
• Equity multiple: 2.82×
• Total profit: $43,245
• Equity at exit: $28,272

Cash invested: $23,800 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $980 high
• Mortgage (P&I): −$446
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $260

Break-even live

Break-even rent $651

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	43d	1	0.72mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	0.73mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	1.15mi
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	43d	1	1.22mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	43d	1	1.28mi
2711 Thayer St Shreveport, LA	4.0	1.0	1436	$1,552	$1.08	43d	1	1.31mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	43d	1	1.34mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	1.34mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	20d	1	1.39mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$900	$0.90	43d	1	1.41mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	13d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $85,000 Active 91 DOM
2. 2026-06-17
   days on market $85,000 Active 90 DOM
3. 2026-06-16
   days on market $85,000 Active 89 DOM
4. 2026-06-15
   days on market $85,000 Active 88 DOM
5. 2026-06-14
   days on market $85,000 Active 86 DOM
6. 2026-06-13
   days on market $85,000 Active 85 DOM
7. 2026-06-10
   days on market $85,000 Active 83 DOM
8. 2026-06-09
   days on market $85,000 Active 82 DOM
9. 2026-06-08
   days on market $85,000 Active 81 DOM
10. 2026-06-07
    days on market $85,000 Active 80 DOM
11. 2026-06-05
    days on market $85,000 Active 77 DOM
12. 2026-06-03
    days on market $85,000 Active 76 DOM
13. 2026-06-02
    days on market $85,000 Active 75 DOM
14. 2026-06-01
    days on market $85,000 Active 74 DOM
15. 2026-05-31
    days on market $85,000 Active 73 DOM
16. 2026-05-30
    days on market $85,000 Active 72 DOM
17. 2026-03-19
    listed $85,000 Active 113-char remark

    Show marketing remark (113 chars)

    This is a 4 bedroom, 2 bath house currently rented at $1100 per month. Was completely redone in the fall of 2022.

18. 2025-12-31
    historical
19. 2025-11-14
    price $105,000
20. 2025-08-25
    price $110,000
21. 2025-04-28
    listed $120,000 Active
22. 2022-12-11
    historical
23. 1986-05-12
    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: $395 · $33/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$73/yr (+$6/mo · 18.5%)

ⓘ 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 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $11,755
• − Mortgage interest: −$4,761
• − Property taxes: −$395
• − Insurance: −$425
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,473
• Taxable income: $1,821
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $2,681/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): 6,142

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 (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% 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: ▼ -0.17%
• Current HPI: 26.3904
• 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

-29.2% since first listed

7 events — show timeline

• 2026-03-19 Listed $85,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-11-14 Price Changed $105,000 NTREIS
• 2025-08-25 Price Changed $110,000 NTREIS
• 2025-04-28 Listed $120,000 NTREIS
• 2022-12-11 Rental Removed — RENT.
• 1986-05-12 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $395 · +0.4% YoY. Source: county tax records.