9403 Woodcrest Dr · Shreveport, LA 71118

$94,900

3 bd · 1.0 ba · 995 sqft · SingleFamily public records · 131 Days on market

Built 1965 0.34 ac lot $95/sqft · 17% below area Est $115k · 17% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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 MLS

AVAILABLE TO INVESTORS ONLY AT THIS TIME. This is the kind of home buyers wait for, so don't wait long to get in on this opportunity. 3 bedrooms, solid layout, and move-in ready from day one. Located in a great area with easy access to everything you actually use, this property checks the big boxes without the big price tag. Clean, comfortable, and practical. Whether you’re buying your first home, downsizing, or just want something that makes sense, this one delivers; schedule your showing today!

Key facts

• 0.34 acre lot
• Parking
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 (+1.7%/yr); 115 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 32% 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 $656 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.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.42% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 5.9

CMA / ARV

• ARV (median comp): $114,950
• List price: $94,900
• Delta: -17.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2904 Birch Dr	0.03mi	3/1.0	998 (+0%)	4mo	$114,900	$115	95
9406 Normandie Dr	0.08mi	3/1.0	988 (-1%)	7mo	$114,600	$116	89
2900 Birch Dr	0.01mi	3/1.0	1,058 (+6%)	2mo	$109,900	$104	87
1119 Kimberly Dr	0.27mi	3/1.0	953 (-4%)	5mo	$114,900	$121	76
9419 Woodcrest Dr	0.05mi	3/1.0	1,100 (+11%)	15mo	$135,800	$123	68
9248 N Southland Park Dr	0.46mi	2/1.0 (-1)	948 (-5%)	2mo	$115,000	$121	64
2837 Smithfield Rd	0.68mi	3/1.0	966 (-3%)	21mo	$119,675	$124	46
9280 Savanna Dr	0.53mi	3/1.5	1,107 (+11%)	11mo	$115,000	$104	45
9232 N Southland Park Dr	0.50mi	3/2.0	1,141 (+15%)	19mo	$84,900	$74	32

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: 10.0%
• Equity multiple: 1.39×
• Total profit: $10,309
• Equity at exit: $14,150

10-year hold

• IRR: 18.1%
• Equity multiple: 2.41×
• Total profit: $37,499
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$498
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $430

Break-even live

Break-even rent $802

Max offer price $94,900

Occupancy floor 63%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9730 Baird Rd Shreveport, LA	1.0–2.0	1.0–2.0	872	$1,212	$1.39	13d	19	0.12mi
2838 Smithfield Rd Shreveport, LA	3.0	1.0	960	$1,250	$1.30	43d	1	0.73mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	13d	1	0.80mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	13d	3	0.84mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	43d	1	0.91mi
3126 W Bert Kouns Industrial Loop Shreveport, LA	2.0	2.0	957	$820	$0.86	13d	1	0.93mi
9100 Walker Rd Shreveport, LA	1.0–2.0	1.0–2.0	841	$1,164	$1.38	13d	9	0.93mi
2843 Kaylin Dr Shreveport, LA	3.0	1.0	1025	$1,400	$1.37	20d	1	0.97mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	43d	11	1.01mi
3024 Karla Cir Unit 3024 Shreveport, LA	3.0	1.0	971	$1,175	$1.21	43d	1	1.02mi
9005 Walker Rd Shreveport, LA	2.0	2.0	975	$1,332	$1.37	13d	5	1.15mi
2878 Mackey Ln Shreveport, LA	2.0	1.0	680	$950	$1.40	43d	1	1.30mi
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	43d	1	1.35mi
3257 W Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1108	$2,064	$1.86	13d	7	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $94,900 Active 131 DOM
2. 2026-06-17
   days on market $94,900 Active 130 DOM
3. 2026-06-16
   days on market $94,900 Active 129 DOM
4. 2026-06-15
   days on market $94,900 Active 128 DOM
5. 2026-06-14
   days on market $94,900 Active 126 DOM
6. 2026-06-13
   days on market $94,900 Active 125 DOM
7. 2026-06-10
   days on market $94,900 Active 123 DOM
8. 2026-06-09
   days on market $94,900 Active 122 DOM
9. 2026-06-08
   days on market $94,900 Active 121 DOM
10. 2026-06-07
    days on market $94,900 Active 120 DOM
11. 2026-06-05
    days on market $94,900 Active 117 DOM
12. 2026-06-03
    days on market $94,900 Active 116 DOM
13. 2026-06-02
    days on market $94,900 Active 115 DOM
14. 2026-06-01
    days on market $94,900 Active 114 DOM
15. 2026-05-31
    days on market $94,900 Active 113 DOM
16. 2026-05-30
    days on market $94,900 Active 112 DOM
17. 2026-02-06
    listed $94,900 Active 513-char remark

    Show marketing remark (513 chars)

    AVAILABLE TO INVESTORS ONLY AT THIS TIME. This is the kind of home buyers wait for, so don't wait long to get in on this opportunity. 3 bedrooms, solid layout, and move-in ready from day one. Located in a great area with easy access to everything you actually use, this property checks the big boxes without the big price tag. Clean, comfortable, and practical. Whether you’re buying your first home, downsizing, or just want something that makes sense, this one delivers; schedule your showing today!

18. 2019-06-28
    soldstatus $65,000
19. 2000-04-12
    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: $1,154 · $96/mo
• Projected year-2 tax: $1,154 · $96/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 · 23 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: $16,148
• − Mortgage interest: −$5,316
• − Property taxes: −$1,154
• − Insurance: −$474
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,761
• Taxable income: $3,859
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $4,230/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

+46.0% since first listed

3 events — show timeline

• 2026-02-06 Listed $94,900 NTREIS
• 2019-06-28 Sold (Public Records) $65,000 Public Records
• 2000-04-12 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,154 · +0.4% YoY. Source: county tax records.