3123 Desoto St · Shreveport, LA 71109

$47,900

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 18 Days on market

Built 1987 5,401 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Investment property with long-term stability already in place. This 2 bedroom, 1 bathroom home is currently occupied by a tenant who has lived in the property for over 30 years and has a strong payment history. The tenant would like to remain, offering immediate rental income potential for the next owner. The home features central heating and air, covered parking attached to the house, and additional storage space with a backyard shed. The layout offers comfortably sized bedrooms and a functional floorplan. Conveniently located in an established rental area with continued investor activity nearby. Please do not disturb tenant. Showings by appointment only.

Key facts

• Covered parking
• Backyard shed
• 5,401 sq ft lot

Tags

• IMMEDIATE RENTAL INCOME
• CENTRAL HEATING AND AIR
• COVERED PARKING
• ADDITIONAL STORAGE SPACE
• BACKYARD SHED
• ESTABLISHED RENTAL AREA

Property features AI

Finance

• Other: Subdivision: Ingleside; County: Caddo; Country: United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: 1 covered space; 1 carport space; Driveway
• Utilities: City water; City sewer; Asphalt; No municipal utility district
• Home design: Single family residence; Residential property; Built in 1987; Not attached
• Construction: Year built 1987
• Exterior features: Lot less than 0.5 acre (approximately 0.124 acre); Asphalt surfaces

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms (both on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One level; 3 total rooms; 1 living area; 1 dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($758 rent vs $48k).
• Recommended offer: $47k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: 123 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $331 of loan paydown is wiped out by about $565 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 (-1.2% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

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 $47,181 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.87%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $31,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3149 Fulton St	0.08mi	2/1.0	870 (-5%)	2mo	$34,900	$40	86
2946 Midway St	0.23mi	2/1.0	822 (-10%)	6mo	$22,500	$27	68
3216 Fulton St	0.12mi	2/1.0	999 (+9%)	14mo	$20,000	$20	68
3035 Midway St	0.16mi	2/1.0	792 (-14%)	8mo	$12,000	$15	63
3101 Syphon St	0.50mi	2/1.0	840 (-8%)	10mo	$10,000	$12	55
3506 Ninock St	0.63mi	2/1.0	877 (-4%)	13mo	$49,000	$56	52
2446 Drexel St	0.72mi	2/1.0	979 (+7%)	4mo	$15,000	$15	51
3127 Lindholm St	0.37mi	2/1.0	810 (-12%)	16mo	$59,500	$73	50
2560 Emery St	0.63mi	2/1.0	977 (+7%)	12mo	$45,000	$46	49
3220 Jackson St	0.72mi	3/1.0 (+1)	858 (-6%)	6mo	$17,000	$20	46
2511 Drexel St	0.70mi	2/1.0	1,005 (+10%)	9mo	$45,000	$45	44
3240 Jackson St	0.73mi	2/1.0	1,014 (+11%)	7mo	$34,900	$34	42

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.13×
• Total profit: $15,125
• Equity at exit: $11,147

10-year hold

• IRR: 30.1%
• Equity multiple: 4.08×
• Total profit: $41,273
• Equity at exit: $11,355

Cash invested: $13,412 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 123
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $758 high
• Mortgage (P&I): −$251
• Tax from tax record: −$27 /mo · $328/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $300

Break-even live

Break-even rent $378

Max offer price $47,900

Occupancy floor 55%

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	0.25mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	0.25mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	0.26mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	0.40mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	21d	1	0.58mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.68mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.71mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	0.71mi
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	43d	1	0.80mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	0.83mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	1.03mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	1.03mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	43d	1	1.04mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.06mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	1.17mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	1.23mi
3553 W College St Shreveport, LA	1.0	1.0	600	$600	$1.00	21d	1	1.31mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	1.32mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$798	$0.80	43d	1	1.36mi
4025 Golf Links Blvd Shreveport, LA	1.0	1.0	660	$678	$1.03	43d	1	1.39mi

Listing history 15 events

1. 2026-06-18
   days on market $47,900 Active 18 DOM
2. 2026-06-17
   days on market $47,900 Active 17 DOM
3. 2026-06-16
   days on market $47,900 Active 16 DOM
4. 2026-06-15
   days on market $47,900 Active 15 DOM
5. 2026-06-14
   days on market $47,900 Active 13 DOM
6. 2026-06-13
   days on market $47,900 Active 12 DOM
7. 2026-06-10
   days on market $47,900 Active 10 DOM
8. 2026-06-09
   days on market $47,900 Active 9 DOM
9. 2026-06-08
   days on market $47,900 Active 8 DOM
10. 2026-06-07
    days on market $47,900 Active 7 DOM
11. 2026-06-05
    days on market $47,900 Active 4 DOM
12. 2026-06-03
    days on market $47,900 Active 3 DOM
13. 2026-06-02
    days on market $47,900 Active 2 DOM
14. 2026-06-01
    remarks 664-char remark
15. 2026-06-01
    listed $47,900 Active 1 DOM

ⓘ 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: $328 · $27/mo
• Projected year-2 tax: $328 · $27/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 · 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: $9,096
• − Mortgage interest: −$2,683
• − Property taxes: −$328
• − Insurance: −$240
• − Repairs & maintenance: −$728
• − Management: −$728
• − Depreciation: −$1,393
• Taxable income: $2,997
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $2,885/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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 (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 0%

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: ▼ -1.18%
• Current HPI: 54.4158
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-31 Listed $47,900 NTREIS
• 1990-12-21 Sold (Public Records) — Public Records

Property tax history

-2.8%/yr

Latest (2025): $328 · +0.4% YoY. Source: county tax records.