2838 Midway St · Shreveport, LA 71109

$41,000

2 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 240 Days on market

Built 1940 5,401 sqft lot $38/sqft · 22% above area Est $38k · 7% over

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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 +4.4/15.0
• 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 MLS

Consistent cash flow! Strong management! This portfolio offers immediate income with upside potential, ideal for investors looking to scale quickly with performing rental properties. Whether you're expanding your holdings or entering multi-unit ownership, this opportunity delivers both traction and potential. Seven of the eight properties are currently tenant-occupied with reliable rent history and oversight already in place. Sold only as a package. Do not disturb the tenants please. Inquire for rent rolls, financials, and details. MLS #s 21076853, 21076853, 21075921, 21075918, 21075673, 21075666, 21074347, 21074229

Key facts

• 5,401 sq ft lot
• Built 1940
• Listed 240 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($808 rent vs $41k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $283 of loan paydown is wiped out by about $484 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $36,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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 1940 — 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: 1.97% ✓
• Cap rate: 17.42%
• Cash-on-cash: 39.75%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

• ARV (median comp): $38,354
• List price: $41,000
• Delta: 6.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2632 Desoto St	0.21mi	2/1.0	1,069 (-0%)	10mo	$32,500	$30	81
2647 Drexel St	0.22mi	3/2.0 (+1)	1,079 (+0%)	2mo	$67,500	$63	78
2449 Midway St	0.40mi	2/2.0	1,103 (+3%)	4mo	$35,000	$32	69
3726 Portland Ave	0.62mi	2/1.0	1,105 (+3%)	2mo	$50,500	$46	65
2511 Drexel St	0.38mi	2/1.0	1,005 (-6%)	9mo	$45,000	$45	64
2446 Drexel St	0.40mi	2/1.0	979 (-9%)	4mo	$15,000	$15	63
3934 Fairfax Ave	0.54mi	3/1.0 (+1)	1,036 (-4%)	2mo	$84,000	$81	62
3406 Fulton St	0.59mi	2/1.0	1,132 (+5%)	5mo	$9,500	$8	60
2560 Emery St	0.45mi	2/1.0	977 (-9%)	12mo	$45,000	$46	54
4122 Fairfax Ave	0.58mi	3/1.0 (+1)	1,133 (+6%)	13mo	$55,000	$49	48
2026 Murray St	0.70mi	3/1.0 (+1)	982 (-9%)	12mo	$29,900	$30	38
2816 Bibb St	0.62mi	2/1.0	936 (-13%)	14mo	$24,999	$27	38

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: 39.0%
• Equity multiple: 2.81×
• Total profit: $20,796
• Equity at exit: $9,542

10-year hold

• IRR: 43.4%
• Equity multiple: 5.55×
• Total profit: $52,280
• Equity at exit: $9,720

Cash invested: $11,480 (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: 4.2×

Monthly cashflow live

• Estimated rent: $808 high
• Mortgage (P&I): −$215
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $380

Break-even live

Break-even rent $327

Max offer price $41,000

Occupancy floor 48%

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	0.27mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	0.28mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	0.33mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.54mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	0.55mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	0.56mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	0.56mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	0.61mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.74mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	0.84mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	0.84mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	0.92mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.94mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	1.08mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	1.10mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	1.13mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	44d	1	1.30mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	44d	1	1.32mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	44d	1	1.36mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	1.36mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	44d	1	1.41mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	1.42mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	44d	1	1.42mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	1.42mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	1.46mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	1.47mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $41,000 Active 240 DOM
2. 2026-06-17
   days on market $41,000 Active 239 DOM
3. 2026-06-16
   days on market $41,000 Active 238 DOM
4. 2026-06-15
   days on market $41,000 Active 237 DOM
5. 2026-06-14
   days on market $41,000 Active 235 DOM
6. 2026-06-13
   days on market $41,000 Active 234 DOM
7. 2026-06-10
   days on market $41,000 Active 232 DOM
8. 2026-06-09
   days on market $41,000 Active 231 DOM
9. 2026-06-08
   days on market $41,000 Active 230 DOM
10. 2026-06-07
    days on market $41,000 Active 229 DOM
11. 2026-06-05
    days on market $41,000 Active 226 DOM
12. 2026-06-03
    days on market $41,000 Active 225 DOM
13. 2026-06-02
    days on market $41,000 Active 224 DOM
14. 2026-06-01
    days on market $41,000 Active 223 DOM
15. 2026-05-31
    days on market $41,000 Active 222 DOM
16. 2026-05-30
    days on market $41,000 Active 221 DOM
17. 2025-10-02
    listed $41,000 Active 623-char remark

    Show marketing remark (623 chars)

    Consistent cash flow! Strong management! This portfolio offers immediate income with upside potential, ideal for investors looking to scale quickly with performing rental properties. Whether you're expanding your holdings or entering multi-unit ownership, this opportunity delivers both traction and potential. Seven of the eight properties are currently tenant-occupied with reliable rent history and oversight already in place. Sold only as a package. Do not disturb the tenants please. Inquire for rent rolls, financials, and details. MLS #s 21076853, 21076853, 21075921, 21075918, 21075673, 21075666, 21074347, 21074229

18. 2025-07-23
    historical
19. 2025-02-03
    listed $350,000 Active
20. 2024-09-16
    historical $675
21. 2024-08-29
    price $675
22. 2024-08-03
    price $725
23. 2024-07-18
    listed $750
24. 2023-02-03
    historical
25. 2023-02-03
    status Pending
26. 2023-02-03
    listed $37,000 Active
27. 2019-03-04
    soldstatus $99,000
28. 2012-06-27
    soldstatus $25,000
29. 2009-07-17
    soldstatus $11,500
30. 2009-07-17
    soldstatus $14,000
31. 2006-10-26
    soldstatus
32. 2006-06-02
    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: $311 · $26/mo
• Projected year-2 tax: $311 · $26/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: $9,695
• − Mortgage interest: −$2,297
• − Property taxes: −$311
• − Insurance: −$205
• − Repairs & maintenance: −$776
• − Management: −$776
• − Depreciation: −$1,193
• Taxable income: $4,139
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $3,570/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

+256.5% since first listed

16 events — show timeline

• 2025-10-02 Listed $41,000 NTREIS
• 2025-07-23 Listing Removed — NTREIS
• 2025-02-03 Listed $350,000 NTREIS
• 2024-09-16 Rental Removed $675 APPFOLIO
• 2024-08-29 Price Changed $675 APPFOLIO
• 2024-08-03 Price Changed $725 APPFOLIO
• 2024-07-18 Listed for Rent $750 APPFOLIO
• 2023-02-03 Listing Removed — NTREIS
• 2023-02-03 Pending — NTREIS
• 2023-02-03 Listed $37,000 NTREIS
• 2019-03-04 Sold (Public Records) $99,000 Public Records
• 2012-06-27 Sold (Public Records) $25,000 Public Records
• 2009-07-17 Sold (Public Records) $14,000 Public Records
• 2009-07-17 Sold (Public Records) $11,500 Public Records
• 2006-10-26 Sold (Public Records) — Public Records
• 2006-06-02 Sold (Public Records) — Public Records

Property tax history

-1.5%/yr

Latest (2025): $311 · +0.4% YoY. Source: county tax records.