6210 Kathy Ln · Shreveport, LA 71105

$129,900

2 bd · 1.0 ba · 2,041 sqft · SingleFamily public records · 259 Days on market

Built 1966 9,757 sqft lot $64/sqft · 52% below area ↓ 21% 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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom and 2 bath home with nice size living room with brick fireplace. Nice size bedrooms. Separate kitchen dining area. 2 car attached garage. Fenced back yard. AGENTS: see agent remarks on submitted an offer.

Key facts

• Fenced back yard
• Brick fireplace
• 9,757 sq ft lot

Tags

• BRICK FIREPLACE
• FENCED BACK YARD
• SEPARATE KITCHEN DINING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 (+3.9%/yr); 149 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 259 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); major wind risk, 68% 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.6

CMA / ARV

• ARV (median comp): $262,061
• List price: $129,900
• Delta: -50.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6121 Fern Ave #18	0.18mi	2/2.0	2,067 (+1%)	1mo	$449,000	$217	85
6210 Kathy Ln	0.00mi	3/2.0 (+1)	1,959 (-4%)	1mo	$129,900	$66	84
6313 Kathy Ln	0.14mi	3/2.0 (+1)	2,125 (+4%)	2mo	$235,000	$111	76
256 Wedgewood Dr	0.38mi	3/2.0 (+1)	2,067 (+1%)	2mo	$285,000	$138	69
4625 Fern Ave	0.72mi	3/2.0 (+1)	2,057 (+1%)	1mo	$187,500	$91	55
371 Arthur Ave	0.70mi	3/2.0 (+1)	1,976 (-3%)	1mo	$100,000	$51	52
237 Pierremont Rd	0.44mi	3/2.0 (+1)	2,279 (+12%)	1mo	$272,900	$120	50
325 Berkshire Pl	0.49mi	3/2.0 (+1)	2,262 (+11%)	2mo	$200,000	$88	48
168 Oscar Ln	0.73mi	3/2.0 (+1)	2,078 (+2%)	7mo	$260,000	$125	48
4512 Orchid St	0.71mi	3/2.0 (+1)	2,078 (+2%)	10mo	$265,000	$128	47
1528 Cambridge Dr	0.64mi	3/2.0 (+1)	2,230 (+9%)	9mo	$284,550	$128	38
4606 Tibbs St	0.62mi	3/2.0 (+1)	2,338 (+15%)	7mo	$199,500	$85	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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,665
• Equity at exit: $19,369

10-year hold

• IRR: 6.2%
• Equity multiple: 1.48×
• Total profit: $17,604
• Equity at exit: $11,231

Cash invested: $36,372 (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 71105

• Rents YoY: 3.9%
• Active inventory: 149
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$208 /mo · $2,498/yr
• Insurance: −$54
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $199

Break-even live

Break-even rent $1,387

Max offer price $129,900

Occupancy floor 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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Charles Ave Shreveport, LA	3.0	2.0	1518	$1,800	$1.19	43d	1	1.17mi
720 Delaware St Shreveport, LA	3.0	2.0	1600	$1,800	$1.12	13d	1	1.37mi
2011 Audubon Pl Shreveport, LA	3.0	2.0	1932	$1,800	$0.93	43d	1	1.41mi
2033 Horton Ave Shreveport, LA	3.0	2.0	1681	$1,750	$1.04	21d	1	1.48mi

Listing history 9 events

1. 2026-05-15
   status Pending 219-char remark

   Show marketing remark (219 chars)

   Nice 3 bedroom and 2 bath home with nice size living room with brick fireplace. Nice size bedrooms. Separate kitchen dining area. 2 car attached garage. Fenced back yard. AGENTS: see agent remarks on submitted an offer.

2. 2026-03-26
   price $129,900 219-char remark

   Show marketing remark (219 chars)

   Nice 3 bedroom and 2 bath home with nice size living room with brick fireplace. Nice size bedrooms. Separate kitchen dining area. 2 car attached garage. Fenced back yard. AGENTS: see agent remarks on submitted an offer.

3. 2025-12-13
   price $144,900 219-char remark

   Show marketing remark (219 chars)

   Nice 3 bedroom and 2 bath home with nice size living room with brick fireplace. Nice size bedrooms. Separate kitchen dining area. 2 car attached garage. Fenced back yard. AGENTS: see agent remarks on submitted an offer.

4. 2025-11-13
   price $154,900 219-char remark

   Show marketing remark (219 chars)

   Nice 3 bedroom and 2 bath home with nice size living room with brick fireplace. Nice size bedrooms. Separate kitchen dining area. 2 car attached garage. Fenced back yard. AGENTS: see agent remarks on submitted an offer.

5. 2025-10-08
   price $169,900 219-char remark

   Show marketing remark (219 chars)

   Nice 3 bedroom and 2 bath home with nice size living room with brick fireplace. Nice size bedrooms. Separate kitchen dining area. 2 car attached garage. Fenced back yard. AGENTS: see agent remarks on submitted an offer.

6. 2025-08-29
   listed $179,900 Active 219-char remark

   Show marketing remark (219 chars)

   Nice 3 bedroom and 2 bath home with nice size living room with brick fireplace. Nice size bedrooms. Separate kitchen dining area. 2 car attached garage. Fenced back yard. AGENTS: see agent remarks on submitted an offer.

7. 2011-07-20
   soldstatus $163,850
8. 2006-05-04
   soldstatus
9. 1986-07-14
   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: $2,498 · $208/mo
• Projected year-2 tax: $2,498 · $208/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 AH · 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 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,668
• − Mortgage interest: −$7,276
• − Property taxes: −$2,498
• − Insurance: −$2,474
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$3,779
• Taxable income: $494
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $2,273/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

-20.7% since first listed

9 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-03-26 Price Changed $129,900 NTREIS
• 2025-12-13 Price Changed $144,900 NTREIS
• 2025-11-13 Price Changed $154,900 NTREIS
• 2025-10-08 Price Changed $169,900 NTREIS
• 2025-08-29 Listed $179,900 NTREIS
• 2011-07-20 Sold (Public Records) $163,850 Public Records
• 2006-05-04 Sold (Public Records) — Public Records
• 1986-07-14 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,498 · +0.4% YoY. Source: county tax records.