748 W 73rd St · Shreveport, LA 71106

$50,000

2 bd · 1.0 ba · 774 sqft · SingleFamily public records · 211 Days on market

Built 1964 6,752 sqft lot $65/sqft · 49% above area Est $34k · 49% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this great opportunity. Affordable first home or great rental opportunity. Seller's are Motivated! Call listing agent today for additional information.

Key facts

• 6,752 sq ft lot
• Built 1964
• Listed 211 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($832 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 5.6% 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 fast (+7.5%/yr); 487 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 12% of the median local income ($81k/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 $346 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 + 7.5% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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, 69% 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1964 — 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: 1.66% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.40%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

• ARV (median comp): $33,584
• List price: $50,000
• Delta: 48.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Harrison St	0.36mi	2/1.0	805 (+4%)	2mo	$25,000	$31	75
513 W 75th St	0.31mi	2/1.0	797 (+3%)	8mo	$38,000	$48	74
446 W 69th St	0.48mi	2/1.0	720 (-7%)	4mo	$39,000	$54	62
506 W 75th St	0.34mi	2/1.0	763 (-1%)	24mo	$16,000	$21	62
529 Sassafras Ave	0.65mi	2/1.0	792 (+2%)	5mo	$21,000	$27	61
525 Sassafras Ave	0.66mi	2/1.0	792 (+2%)	5mo	$21,000	$27	61
7028 Union Ave	0.17mi	3/1.0 (+1)	873 (+13%)	13mo	$50,000	$57	54
613 Melrose St	0.48mi	3/1.0 (+1)	841 (+9%)	11mo	$52,000	$62	49
557 Sassafras Ave	0.62mi	3/1.0 (+1)	888 (+15%)	14mo	$98,900	$111	30

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.26×
• Total profit: $17,680
• Equity at exit: $7,455

10-year hold

• IRR: 38.5%
• Equity multiple: 5.38×
• Total profit: $61,270
• Equity at exit: $4,323

Cash invested: $14,000 (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 71106

• Rents YoY: 7.5%
• Active inventory: 487
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $832 high
• Mortgage (P&I): −$262
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $343

Break-even live

Break-even rent $398

Max offer price $50,000

Occupancy floor 54%

Sensitivity live

Price	-10% $371	-5% $357	+0% $343	+5% $329	+10% $315
Rent	-10% $277	-5% $310	+0% $343	+5% $376	+10% $409
Rate	-1.0pp $368	-0.5pp $356	base $343	+0.5pp $330	+1.0pp $317

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7224 Union Ave Shreveport, LA	2.0	1.0	735	$625	$0.85	15d	1	0.05mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	45d	1	0.10mi
622 W 75th St Shreveport, LA	2.0	1.0	833	$800	$0.96	22d	1	0.21mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	45d	1	0.48mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	22d	1	0.65mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	45d	1	0.68mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	22d	1	0.86mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	45d	1	0.88mi
323 W 83rd St Shreveport, LA	3.0	1.0	973	$750	$0.77	45d	1	0.88mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	22d	1	0.89mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	15d	1	0.97mi
8902 Coyth Ln Shreveport, LA	3.0	2.0	1082	$1,200	$1.11	45d	1	1.18mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	45d	1	1.32mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	45d	1	1.43mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	22d	1	1.46mi

Listing history 23 events

1. 2026-06-21
   days on market $50,000 Active 211 DOM
2. 2026-06-18
   days on market $50,000 Active 208 DOM
3. 2026-06-17
   days on market $50,000 Active 207 DOM
4. 2026-06-16
   days on market $50,000 Active 206 DOM
5. 2026-06-15
   days on market $50,000 Active 205 DOM
6. 2026-06-14
   days on market $50,000 Active 203 DOM
7. 2026-06-13
   days on market $50,000 Active 202 DOM
8. 2026-06-10
   days on market $50,000 Active 200 DOM
9. 2026-06-09
   days on market $50,000 Active 199 DOM
10. 2026-06-08
    days on market $50,000 Active 198 DOM
11. 2026-06-07
    days on market $50,000 Active 197 DOM
12. 2026-06-05
    days on market $50,000 Active 194 DOM
13. 2026-06-03
    days on market $50,000 Active 193 DOM
14. 2026-06-02
    days on market $50,000 Active 192 DOM
15. 2026-06-01
    days on market $50,000 Active 191 DOM
16. 2026-05-31
    days on market $50,000 Active 190 DOM
17. 2026-05-30
    days on market $50,000 Active 189 DOM
18. 2025-11-22
    listed $50,000 Active 166-char remark

    Show marketing remark (166 chars)

    Take a look at this great opportunity. Affordable first home or great rental opportunity. Seller's are Motivated! Call listing agent today for additional information.

19. 2023-01-17
    listed $45,000 Active
20. 2008-07-11
    soldstatus
21. 2007-08-13
    soldstatus
22. 2005-06-10
    soldstatus
23. 2001-01-17
    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: $373 · $31/mo
• Projected year-2 tax: $373 · $31/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 69% 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: $9,981
• − Mortgage interest: −$2,801
• − Property taxes: −$373
• − Insurance: −$250
• − Repairs & maintenance: −$798
• − Management: −$798
• − Depreciation: −$1,455
• Taxable income: $3,506
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,274/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): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1333.0

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 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• 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

+11.1% since first listed

6 events — show timeline

• 2025-11-22 Listed $50,000 NTREIS
• 2023-01-17 Listed $45,000 NTREIS
• 2008-07-11 Sold (Public Records) — Public Records
• 2007-08-13 Sold (Public Records) — Public Records
• 2005-06-10 Sold (Public Records) — Public Records
• 2001-01-17 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $373 · +0.4% YoY. Source: county tax records.