10159 English Oaks Dr · Shreveport, LA 71047

$230,000

3 bd · 2.0 ba · 1,559 sqft · SingleFamily public records · 1 Days on market

Built 2006 0.26 ac lot $148/sqft · 16% below area Est $273k · 16% under

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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).

• ARV discount +14.5/15.0
• Cash flow +9.3/30.0
• Livability +3.0/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW ROOF INSTALLED IN JULY 2025!!! RURAL DEVELOPMENT FINANCING AVAILABLE. Welcome to this inviting contemporary home nestled in the tranquil rural subdivision of Woolworth Oaks in Keithville, Louisiana. Built in 2006 and thoughtfully updated, this three-bedroom, two-bath residence offers a perfect blend of comfort and functionality. Step inside to discover a well-designed layout featuring an open-concept living area with a cozy gas log fireplace, providing a warm and inviting ambiance. The kitchen is a culinary delight, boasting granite countertops, a stylish tile backsplash, a convenient pantry, a gas range oven, a garbage disposal (replaced in 2021), and a versatile breakfast bar and eat-

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Other: Refrigerator excluded from sale
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles; Driveway
• Utilities: City sewer; Electricity connected; Individual gas meter; Natural gas available; Rural water district; Municipal utility district
• Home design: Single family residence; One-story; Residential property
• Construction: Built in 2006; Brick construction; Shingle roof
• Exterior features: Lot less than 0.5 acre; Subdivision: Woolworth Oaks

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range; Microwave; Gas water heater
• Bedrooms: 3 bedrooms; Primary bedroom on main level with walk-in closet
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Granite counters; High-speed internet available; Walk-in closet(s); Fireplace with gas logs; One living area; One dining area
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (25.6% below list).
• Recommended offer: $171k (25.6% below list) — sets the bar for 1% rule.

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: 59 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $145k; list at $230k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,056 (25.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 11.2

CMA / ARV

• ARV (median comp): $272,657
• List price: $230,000
• Delta: -15.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10160 Kelli Leanne Cir	0.22mi	3/2.0	1,663 (+7%)	2mo	$290,000	$174	77
10132 Scarlet Oaks Ln	0.13mi	3/2.0	1,712 (+10%)	2mo	$255,000	$149	76
10178 English Oaks	0.08mi	3/2.0	1,456 (-7%)	14mo	$239,900	$165	74
10140 Kelli Cir	0.24mi	3/2.0	1,512 (-3%)	15mo	$276,700	$183	71
10119 Kelli Leanne	0.31mi	3/2.0	1,500 (-4%)	10mo	$280,000	$187	71
10148 Kelli Leanne Cir	0.23mi	3/2.0	1,457 (-6%)	12mo	$259,000	$178	68
10151 Kelli Leanne	0.28mi	3/2.0	1,500 (-4%)	18mo	$267,000	$178	66
10155 Kelli Leanne	0.28mi	3/2.0	1,460 (-6%)	15mo	$255,000	$175	64
10096 Kelli Leanne Cir	0.33mi	3/2.0	1,390 (-11%)	7mo	$230,000	$165	61
9886 Freedoms Way	0.72mi	3/2.0	1,689 (+8%)	1mo	$244,000	$144	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-48,131
• Equity at exit: $34,294

10-year hold

• IRR: -15.4%
• Equity multiple: 0.13×
• Total profit: $-55,940
• Equity at exit: $19,886

Cash invested: $64,400 (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 71047

• Home prices YoY: -27.5%
• Active inventory: 59
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-170

Break-even live

Break-even rent $1,926

Max offer price $199,921

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-105	+0% $-170	+5% $-235	+10% $-300
Rent	-10% $-305	-5% $-238	+0% $-170	+5% $-103	+10% $-35
Rate	-1.0pp $-54	-0.5pp $-112	base $-170	+0.5pp $-230	+1.0pp $-291

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   statusdays on marketlisting id $230,000 Pending 1 DOM
2. 2026-05-31
   days on market $230,000 Active Contingent 199 DOM
3. 2026-05-30
   days on market $230,000 Active Contingent 198 DOM
4. 2026-05-18
   historical Active Contingent 1436-char remark
5. 2025-11-13
   listed $230,000 Active 1436-char remark
6. 2025-11-08
   historical
7. 2025-08-16
   price $229,500
8. 2025-05-08
   listed $230,000 Active
9. 2014-09-02
   soldstatus $145,000
10. 2011-12-27
    soldstatus $164,900
11. 2006-11-02
    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: $2,636 · $220/mo
• Projected year-2 tax: $2,636 · $220/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,527
• − Mortgage interest: −$12,884
• − Property taxes: −$2,636
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$6,691
• Taxable loss: −$6,118
• Est. tax savings @ 24.0%: +$1,468
• After-tax cash flow: $-575/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

• City population: 164,123
• Population (ZIP): 10,874

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 (77%)
• Race & ethnicity: White 77% Black 17% Two or more races 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -59.82%
• Current HPI: 158.0139
• Rent YoY: —
• Metro: —
• 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

+39.5% since first listed

11 events — show timeline

• 2026-06-08 Pending — NTREIS
• 2026-06-08 Listed $230,000 NTREIS
• 2026-05-31 Listing Removed — NTREIS
• 2026-05-18 Contingent — NTREIS
• 2025-11-13 Listed $230,000 NTREIS
• 2025-11-08 Listing Removed — NTREIS
• 2025-08-16 Price Changed $229,500 NTREIS
• 2025-05-08 Listed $230,000 NTREIS
• 2014-09-02 Sold (Public Records) $145,000 Public Records
• 2011-12-27 Sold (Public Records) $164,900 Public Records
• 2006-11-02 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,636 · +0.2% YoY. Source: county tax records.