602 W 74th St · Shreveport, LA 71106

$35,000

2 bd · 1.0 ba · 791 sqft · SingleFamily public records · 243 Days on market

Built 1958 6,926 sqft lot $44/sqft · at area comps Est $43k · 19% under

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

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

• 6,926 sq ft lot
• Built 1958
• Listed 242 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($874 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.9% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 13% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 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 1958 — 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 1958 — 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: 2.50% ✓
• Cap rate: 21.95%
• Cash-on-cash: 55.91%
• DSCR: 3.49
• GRM: 3.3

CMA / ARV

• ARV (median comp): $43,194
• List price: $35,000
• Delta: -18.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 W 75th St	0.09mi	2/1.0	797 (+1%)	8mo	$38,000	$48	88
716 Harrison St	0.32mi	2/1.0	805 (+2%)	2mo	$25,000	$31	80
506 W 75th St	0.13mi	2/1.0	763 (-4%)	24mo	$16,000	$21	68
529 Sassafras Ave	0.65mi	2/1.0	792 (+0%)	5mo	$21,000	$27	65
525 Sassafras Ave	0.65mi	2/1.0	792 (+0%)	5mo	$21,000	$27	65
446 W 69th St	0.40mi	2/1.0	720 (-9%)	4mo	$39,000	$54	62
613 Melrose St	0.38mi	3/1.0 (+1)	841 (+6%)	11mo	$52,000	$62	58
7028 Union Ave	0.34mi	3/1.0 (+1)	873 (+10%)	14mo	$50,000	$57	50
557 Sassafras Ave	0.64mi	3/1.0 (+1)	888 (+12%)	14mo	$98,900	$111	33

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: 59.3%
• Equity multiple: 3.81×
• Total profit: $27,566
• Equity at exit: $5,219

10-year hold

• IRR: 65.6%
• Equity multiple: 9.18×
• Total profit: $80,169
• Equity at exit: $3,026

Cash invested: $9,800 (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: 3.3×

Monthly cashflow live

• Estimated rent: $874 high
• Mortgage (P&I): −$184
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $457

Break-even live

Break-even rent $296

Max offer price $35,000

Occupancy floor 43%

Sensitivity live

Price	-10% $476	-5% $467	+0% $457	+5% $447	+10% $437
Rent	-10% $388	-5% $422	+0% $457	+5% $491	+10% $526
Rate	-1.0pp $474	-0.5pp $465	base $457	+0.5pp $448	+1.0pp $438

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 W 75th St Shreveport, LA	2.0	1.0	833	$800	$0.96	22d	1	0.08mi
7224 Union Ave Shreveport, LA	2.0	1.0	735	$625	$0.85	15d	1	0.24mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	45d	1	0.29mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	45d	1	0.45mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	45d	1	0.56mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	22d	1	0.64mi
323 W 83rd St Shreveport, LA	3.0	1.0	973	$750	$0.77	45d	1	0.73mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	22d	1	0.80mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	15d	1	0.90mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	22d	1	1.05mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	45d	1	1.05mi
8902 Coyth Ln Shreveport, LA	3.0	2.0	1082	$1,200	$1.11	45d	1	1.13mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	45d	1	1.36mi

Listing history 26 events

1. 2026-06-21
   days on market $35,000 Active 243 DOM
2. 2026-06-18
   days on market $35,000 Active 240 DOM
3. 2026-06-17
   days on market $35,000 Active 239 DOM
4. 2026-06-16
   days on market $35,000 Active 238 DOM
5. 2026-06-15
   days on market $35,000 Active 237 DOM
6. 2026-06-14
   days on market $35,000 Active 235 DOM
7. 2026-06-13
   days on market $35,000 Active 234 DOM
8. 2026-06-10
   days on market $35,000 Active 232 DOM
9. 2026-06-09
   days on market $35,000 Active 231 DOM
10. 2026-06-08
    days on market $35,000 Active 230 DOM
11. 2026-06-07
    days on market $35,000 Active 229 DOM
12. 2026-06-05
    days on market $35,000 Active 226 DOM
13. 2026-06-03
    days on market $35,000 Active 225 DOM
14. 2026-06-02
    days on market $35,000 Active 224 DOM
15. 2026-06-01
    days on market $35,000 Active 223 DOM
16. 2026-05-31
    days on market $35,000 Active 222 DOM
17. 2026-05-30
    days on market $35,000 Active 221 DOM
18. 2025-10-02
    listed $35,000 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

19. 2025-07-23
    historical
20. 2025-02-03
    listed $350,000 Active
21. 2023-02-03
    historical
22. 2023-02-03
    status Pending
23. 2023-02-03
    listed $35,000 Active
24. 2019-03-04
    soldstatus $952,900
25. 2006-03-22
    soldstatus
26. 2004-03-12
    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: $432 · $36/mo
• Projected year-2 tax: $432 · $36/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 · 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: $10,492
• − Mortgage interest: −$1,961
• − Property taxes: −$432
• − Insurance: −$175
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$1,018
• Taxable income: $5,228
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $4,225/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

-96.3% since first listed

9 events — show timeline

• 2025-10-02 Listed $35,000 NTREIS
• 2025-07-23 Listing Removed — NTREIS
• 2025-02-03 Listed $350,000 NTREIS
• 2023-02-03 Listing Removed — NTREIS
• 2023-02-03 Pending — NTREIS
• 2023-02-03 Listed $35,000 NTREIS
• 2019-03-04 Sold (Public Records) $952,900 Public Records
• 2006-03-22 Sold (Public Records) — Public Records
• 2004-03-12 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

Latest (2025): $432 · +0.4% YoY. Source: county tax records.