9647 Wesso Cir · Shreveport, LA 71118

$159,900

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 41 Days on market

Built 1975 9,409 sqft lot $120/sqft · 18% above area Est $135k · 18% over

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Why this score? — see what drove the D- 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 +17.1/30.0
• DSCR +5.3/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

4 bed, 2 bath home featuring an updated kitchen with granite countertops, refreshed cabinets, and stainless steel appliances. Enjoy a spacious walk-in laundry room and a functional layout designed for everyday living. The home offers new carpet and luxury vinyl plank (LVP) flooring throughout, along with fresh paint that gives it a clean, move-in ready feel. New roof as well. This home combines solid updates with comfortable living space, making it a great option and move in ready!

Key facts

• New carpet
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN LAUNDRY ROOM
• NEW CARPET
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Concrete parking; No garage or carport spaces
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Not in a municipal utility district
• Home design: Single-family residence; One-story home; Not attached to another property
• Construction: Built in 1975; Siding exterior; Shingle roof; Slab foundation
• Exterior features: Lot under 0.5 acre (approx. 0.216 acre); Subdivision: Lambert Southern Hills Sub

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 4 bedrooms (all on main level) — primary bedroom approx. 12 x 12; three additional bedrooms approx. 10 x 10, 10 x 10, and 10 x 10
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Interior features: Open floorplan; Eat-in kitchen; Granite counters; Cable TV available; One living area; One dining area; 7 total rooms
• Laundry & utility: Full-size washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (10.9% below list).
• Recommended offer: $142k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.7% in Shreveport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 34% 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 $1k of loan paydown is wiped out by about $5k 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 41 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 73% 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 $142,440 (10.9% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (median comp): $134,958
• List price: $159,900
• Delta: 18.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
844 Rose Ln	0.07mi	3/1.5	1,279 (-4%)	13mo	$139,900	$109	77
9505 Vera Cir	0.36mi	3/2.0	1,274 (-4%)	6mo	$164,500	$129	67
9621 Fairlawn Ct	0.14mi	3/2.5	1,182 (-11%)	4mo	$159,900	$135	65
9474 Poinsetta Dr	0.65mi	3/1.5	1,308 (-2%)	11mo	$139,900	$107	55
705 Crooked Creek Cir	0.63mi	3/2.0	1,376 (+3%)	8mo	$195,000	$142	54
847 Flournoy Lucas Rd	0.38mi	3/1.5	1,182 (-11%)	14mo	$117,500	$99	50
9468 Poinsetta Dr	0.67mi	3/2.0	1,380 (+4%)	16mo	$155,000	$112	45
852 Flournoy Lucas Rd	0.42mi	3/2.0	1,497 (+12%)	16mo	$192,900	$129	43
9308 New London St	0.73mi	3/2.0	1,262 (-5%)	14mo	$165,000	$131	42
9633 Blom Blvd	0.66mi	3/2.0	1,483 (+11%)	7mo	$189,900	$128	40
9348 Crooked Creek Dr	0.74mi	4/2.0 (+1)	1,429 (+7%)	8mo	$139,900	$98	38
9414 Aspen Cir	0.52mi	4/2.5 (+1)	1,519 (+14%)	12mo	$194,500	$128	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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-20,595
• Equity at exit: $23,842

10-year hold

• IRR: -5.8%
• Equity multiple: 0.64×
• Total profit: $-16,024
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$839
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $112

Break-even live

Break-even rent $1,283

Max offer price $159,900

Occupancy floor 87%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	43d	1	0.54mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	13d	1	0.78mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	43d	1	1.26mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	43d	11	1.33mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	21d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $159,900 Active 41 DOM
2. 2026-06-17
   days on market $159,900 Active 40 DOM
3. 2026-06-16
   days on market $159,900 Active 39 DOM
4. 2026-06-15
   days on market $159,900 Active 38 DOM
5. 2026-06-14
   days on market $159,900 Active 36 DOM
6. 2026-06-13
   days on market $159,900 Active 35 DOM
7. 2026-06-10
   days on market $159,900 Active 33 DOM
8. 2026-06-09
   days on market $159,900 Active 32 DOM
9. 2026-06-08
   days on market $159,900 Active 31 DOM
10. 2026-06-07
    days on market $159,900 Active 30 DOM
11. 2026-06-05
    days on market $159,900 Active 27 DOM
12. 2026-06-03
    days on market $159,900 Active 26 DOM
13. 2026-06-02
    days on market $159,900 Active 25 DOM
14. 2026-06-01
    days on market $159,900 Active 24 DOM
15. 2026-05-31
    days on market $159,900 Active 23 DOM
16. 2026-05-30
    days on market $159,900 Active 22 DOM
17. 2026-05-14
    status Pending 486-char remark
18. 2026-04-27
    listed $159,900 Active 486-char remark
19. 2006-10-30
    soldstatus
20. 2004-07-12
    soldstatus
21. 1995-11-28
    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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $17,093
• − Mortgage interest: −$8,957
• − Property taxes: −$1,297
• − Insurance: −$800
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,652
• Taxable loss: −$1,347
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $1,668/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

6 events — show timeline

• 2026-05-25 Relisted — NTREIS
• 2026-05-14 Pending — NTREIS
• 2026-04-27 Listed $159,900 NTREIS
• 2006-10-30 Sold (Public Records) — Public Records
• 2004-07-12 Sold (Public Records) — Public Records
• 1995-11-28 Sold (Public Records) — Public Records

Property tax history

+15.3%/yr

Latest (2025): $1,297 · +0.4% YoY. Source: county tax records.