2624 Creswell Ave · Shreveport, LA 71104

$65,000

2 bd · 1.0 ba · 913 sqft · SingleFamily public records · 299 Days on market

Built 1940 8,364 sqft lot $71/sqft · 37% below area Est $103k · 37% under ↓ 19% since listing

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.3/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity featuring two homes on one parcel, the front home is 2 bedrooms, 1 bath, 913sf and rent is $625 and the back home is 1 bedroom, 1 bath, 732sf and rent is $500. This is a unique investment opportunity to acquire two income-generating rental properties located in the heart of Shreveport's historic Highland neighborhood. Back property is tenant-occupied, offering an immediate return on investment.

Key facts

• 8,364 sq ft lot
• Built 1940
• Listed 299 days

Tags

• TWO SEPARATE RENTAL PROPERTIES
• TWO HOMES ON ONE PARCEL
• HISTORIC HIGHLAND NEIGHBORHOOD

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$103,336) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($803 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+3.6%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 is only 17% of the median local income ($57k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 + 3.6% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 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 1940 — 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: 1.23% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $103,336
• List price: $65,000
• Delta: -37.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
653 College St	0.33mi	2/1.0	932 (+2%)	0mo	$115,000	$123	81
661 Gladstone Blvd	0.49mi	2/1.0	923 (+1%)	14mo	$157,000	$170	64
739 College St	0.37mi	3/2.0 (+1)	988 (+8%)	10mo	$55,000	$56	52
204 Boulevard St	0.57mi	2/1.0	1,028 (+13%)	6mo	$38,000	$37	47

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $2,291
• Equity at exit: $9,692

10-year hold

• IRR: 13.3%
• Equity multiple: 2.09×
• Total profit: $19,827
• Equity at exit: $5,620

Cash invested: $18,200 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $803 high
• Mortgage (P&I): −$341
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $194

Break-even live

Break-even rent $557

Max offer price $65,000

Occupancy floor 71%

Sensitivity live

Price	-10% $231	-5% $213	+0% $194	+5% $176	+10% $157
Rent	-10% $131	-5% $162	+0% $194	+5% $226	+10% $258
Rate	-1.0pp $227	-0.5pp $211	base $194	+0.5pp $177	+1.0pp $160

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 Kirby Pl Unit 640 Shreveport, LA	1.0	1.0	850	$600	$0.71	21d	1	0.11mi
654 Columbia St Shreveport, LA	1.0	1.0	600	$850	$1.42	21d	1	0.17mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	21d	1	0.20mi
342 Prospect St Shreveport, LA	1.0	1.0	800	$650	$0.81	21d	1	0.31mi
810 Rutherford St Unit A Shreveport, LA	1.0	1.0	700	$800	$1.14	14d	1	0.34mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	0.36mi
557 Merrick St Shreveport, LA	1.0	1.0	950	$725	$0.76	44d	1	0.38mi
819 Boulevard St Shreveport, LA	2.0	1.0	900	$800	$0.89	21d	1	0.38mi
533 Merrick St Unit C Shreveport, LA	1.0	1.0	825	$595	$0.72	21d	1	0.38mi
649 Merrick St Shreveport, LA	1.0	1.0	700	$650	$0.93	14d	1	0.39mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	44d	1	0.44mi
3307 Creswell Ave Shreveport, LA	1.0	1.0	700	$850	$1.21	44d	1	0.44mi
3307 Creswell Ave Shreveport, LA	1.0	1.0	525	$800	$1.52	21d	1	0.44mi
820 College St Apt 2 (Upstairs Front) Shreveport, LA	1.0	1.0	750	$575	$0.77	14d	1	0.45mi
553 Gladstone Blvd Unit A Shreveport, LA	1.0	1.0	850	$700	$0.82	44d	1	0.49mi
320 College St Unit A Shreveport, LA	1.0	1.0	800	$650	$0.81	21d	1	0.49mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	44d	1	0.56mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	0.57mi
1844 Line Ave Unit 2 Shreveport, LA	1.0	1.0	750	$850	$1.13	21d	1	0.57mi
1844 Line Ave Unit 2 Shreveport, LA	1.0	1.0	750	$850	$1.13	44d	1	0.57mi
523 Wichita St Shreveport, LA	1.0	1.0	800	$650	$0.81	21d	1	0.59mi
202 E College St Apt 2 Shreveport, LA	1.0	1.0	800	$600	$0.75	44d	1	0.61mi
1027 Boulevard St Unit B Shreveport, LA	1.0	1.0	750	$700	$0.93	44d	1	0.62mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	21d	1	0.65mi
1019 Sheridan Ave Unit C Shreveport, LA	1.0	1.0	650	$650	$1.00	44d	1	0.70mi
1101 College St Shreveport, LA	1.0	1.0	700	$625	$0.89	44d	1	0.74mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	0.74mi
926 Elmwood St Unit 928 Shreveport, LA	1.0	1.0	900	$695	$0.77	44d	1	0.84mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	44d	1	0.90mi
455 Egan St Shreveport, LA	1.0	1.0	650	$650	$1.00	44d	1	0.90mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	44d	1	0.92mi
139 Lister St Shreveport, LA	1.0	1.0	650	$600	$0.92	14d	1	0.94mi
402 Egan St Unit Gilbert, 1320 Shreveport, LA	2.0	1.0	600	$565	$0.94	21d	1	0.95mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	44d	1	0.96mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	14d	1	0.98mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	0.98mi
3730 Fairfield Ave Shreveport, LA	1.0	1.0	783	$1,088	$1.39	21d	1	0.99mi
336 E Olive St Shreveport, LA	2.0	1.0	600	$595	$0.99	44d	1	1.08mi
146 E Slattery Blvd Shreveport, LA	1.0	1.0	567	$750	$1.32	21d	1	1.09mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	44d	1	1.10mi

Listing history 24 events

1. 2026-06-18
   days on market $65,000 Active 299 DOM
2. 2026-06-17
   days on market $65,000 Active 298 DOM
3. 2026-06-16
   days on market $65,000 Active 297 DOM
4. 2026-06-15
   days on market $65,000 Active 296 DOM
5. 2026-06-14
   days on market $65,000 Active 294 DOM
6. 2026-06-13
   days on market $65,000 Active 293 DOM
7. 2026-06-10
   days on market $65,000 Active 291 DOM
8. 2026-06-09
   days on market $65,000 Active 290 DOM
9. 2026-06-08
   days on market $65,000 Active 289 DOM
10. 2026-06-07
    days on market $65,000 Active 288 DOM
11. 2026-06-05
    days on market $65,000 Active 285 DOM
12. 2026-06-03
    days on market $65,000 Active 284 DOM
13. 2026-06-02
    days on market $65,000 Active 283 DOM
14. 2026-06-01
    days on market $65,000 Active 282 DOM
15. 2026-05-31
    days on market $65,000 Active 281 DOM
16. 2026-05-30
    days on market $65,000 Active 280 DOM
17. 2026-04-17
    status Active 420-char remark

    Show marketing remark (420 chars)

    Investment Opportunity featuring two homes on one parcel, the front home is 2 bedrooms, 1 bath, 913sf and rent is $625 and the back home is 1 bedroom, 1 bath, 732sf and rent is $500. This is a unique investment opportunity to acquire two income-generating rental properties located in the heart of Shreveport's historic Highland neighborhood. Back property is tenant-occupied, offering an immediate return on investment.

18. 2026-04-09
    status Pending 420-char remark

    Show marketing remark (420 chars)

    Investment Opportunity featuring two homes on one parcel, the front home is 2 bedrooms, 1 bath, 913sf and rent is $625 and the back home is 1 bedroom, 1 bath, 732sf and rent is $500. This is a unique investment opportunity to acquire two income-generating rental properties located in the heart of Shreveport's historic Highland neighborhood. Back property is tenant-occupied, offering an immediate return on investment.

19. 2025-11-27
    status Active 420-char remark

    Show marketing remark (420 chars)

    Investment Opportunity featuring two homes on one parcel, the front home is 2 bedrooms, 1 bath, 913sf and rent is $625 and the back home is 1 bedroom, 1 bath, 732sf and rent is $500. This is a unique investment opportunity to acquire two income-generating rental properties located in the heart of Shreveport's historic Highland neighborhood. Back property is tenant-occupied, offering an immediate return on investment.

20. 2025-09-09
    status Pending 420-char remark

    Show marketing remark (420 chars)

    Investment Opportunity featuring two homes on one parcel, the front home is 2 bedrooms, 1 bath, 913sf and rent is $625 and the back home is 1 bedroom, 1 bath, 732sf and rent is $500. This is a unique investment opportunity to acquire two income-generating rental properties located in the heart of Shreveport's historic Highland neighborhood. Back property is tenant-occupied, offering an immediate return on investment.

21. 2025-08-01
    price $65,000 420-char remark

    Show marketing remark (420 chars)

    Investment Opportunity featuring two homes on one parcel, the front home is 2 bedrooms, 1 bath, 913sf and rent is $625 and the back home is 1 bedroom, 1 bath, 732sf and rent is $500. This is a unique investment opportunity to acquire two income-generating rental properties located in the heart of Shreveport's historic Highland neighborhood. Back property is tenant-occupied, offering an immediate return on investment.

22. 2025-06-17
    price $70,000 420-char remark

    Show marketing remark (420 chars)

    Investment Opportunity featuring two homes on one parcel, the front home is 2 bedrooms, 1 bath, 913sf and rent is $625 and the back home is 1 bedroom, 1 bath, 732sf and rent is $500. This is a unique investment opportunity to acquire two income-generating rental properties located in the heart of Shreveport's historic Highland neighborhood. Back property is tenant-occupied, offering an immediate return on investment.

23. 2025-05-29
    listed $80,000 Active 420-char remark

    Show marketing remark (420 chars)

    Investment Opportunity featuring two homes on one parcel, the front home is 2 bedrooms, 1 bath, 913sf and rent is $625 and the back home is 1 bedroom, 1 bath, 732sf and rent is $500. This is a unique investment opportunity to acquire two income-generating rental properties located in the heart of Shreveport's historic Highland neighborhood. Back property is tenant-occupied, offering an immediate return on investment.

24. 1995-11-17
    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: $864 · $72/mo
• Projected year-2 tax: $864 · $72/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,631
• − Mortgage interest: −$3,641
• − Property taxes: −$864
• − Insurance: −$325
• − Repairs & maintenance: −$770
• − Management: −$770
• − Depreciation: −$1,891
• Taxable income: $1,369
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $2,001/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): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

-18.8% since first listed

8 events — show timeline

• 2026-04-17 Relisted — NTREIS
• 2026-04-09 Pending — NTREIS
• 2025-11-27 Relisted — NTREIS
• 2025-09-09 Pending — NTREIS
• 2025-08-01 Price Changed $65,000 NTREIS
• 2025-06-17 Price Changed $70,000 NTREIS
• 2025-05-29 Listed $80,000 NTREIS
• 1995-11-17 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2025): $864 · +0.4% YoY. Source: county tax records.