3113 Logan St · Shreveport, LA 71103

$175,000

2 bd · 1.0 ba · 1,993 sqft · SingleFamily public records · 2 Days on market

Built 1960 8,146 sqft lot Est $185k · 6% 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).

• Cash flow +16.0/30.0
• ARV discount +10.0/15.0
• DSCR +4.9/10.0
• Appreciation +4.9/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

This spacious Shreveport home is ready for its new owner! Come see this unique brick home with a living room and dining room combo area, a den, sunroom and three bedrooms with 2 full bathrooms! The kitchen features a double oven, refrigerator, vent hood, gas cooktop, double stainless steel sink and a window overlooking the backyard. The sunroom has several windows and a door leading to the backyard that has a covered patio and a large shed. The spacious den features built in shelving and opens into the kitchen. The living room has a beautiful chandelier and full window drapes. The laundry room is located inside the home too. There is also a dedicated office space off the den with built in

Key facts

• Gas cooktop
• Built in shelving
• Covered patio

Tags

• BRICK HOME
• DOUBLE OVEN
• GAS COOKTOP
• COVERED PATIO
• LARGE SHED
• BUILT IN SHELVING

Property features AI

Finance

• Other: Subdivision: Lakeside Acres; County: Caddo
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: One covered parking space; One carport space; Driveway with concrete surface
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Brick construction; Composition roof; Built in 1960; Preowned
• Exterior features: Covered porch(es); Covered patio/porch; Chain link fencing; Shed(s) on property; Lot less than 0.5 acre

Interior

• Kitchen: Gas cooktop; Refrigerator; Vented exhaust fan
• Bedrooms: Three bedrooms; Primary bedroom on main level with ensuite bath
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: Two full bathrooms; Primary bath with ensuite
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Chandelier; Double vanity; Walk-in closet(s); Five total rooms; Three living areas; One dining area; One-level home
• Laundry & utility: Utility room; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $86 ($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 $150k (14.3% below list).
• Recommended offer: $150k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: crime F, amenities F, commute 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.
• Zoned schools: J. S. Clark Elementary School (math 8% / reading 15%, grade F, #577 of 646 statewide, top 90%, 447 students, 91% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Booker T. Washington New Technology High School (math 3% / reading 8%, grade F, #259 of 265 statewide, top 98%, 786 students, 83% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $920 of equity ($1k loan paydown + $-290 appreciation (-0.2% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $150,000 (14.3% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $185,349
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Phoenix Dr	0.14mi	3/2.0 (+1)	1,989 (-0%)	9mo	$185,000	$93	77

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,036
• Equity at exit: $49,371

10-year hold

• IRR: 5.3%
• Equity multiple: 1.56×
• Total profit: $27,414
• Equity at exit: $58,207

Cash invested: $49,000 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 70
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $86

Break-even live

Break-even rent $1,391

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $185	-5% $136	+0% $86	+5% $37	+10% $-13
Rent	-10% $-32	-5% $27	+0% $86	+5% $145	+10% $205
Rate	-1.0pp $174	-0.5pp $131	base $86	+0.5pp $41	+1.0pp $-5

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Darien St Shreveport, LA	3.0	2.0	2000	$1,500	$0.75	15d	1	1.33mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $175,000 Active 2 DOM

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,299 · $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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $18,000
• − Mortgage interest: −$9,803
• − Property taxes: −$1,299
• − Insurance: −$875
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,091
• Taxable loss: −$1,948
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $1,501/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
• City population: 164,123
• Population (ZIP): 6,142

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 (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -0.17%
• Current HPI: 26.3904
• 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

1 event — show timeline

• 2026-06-19 Listed $175,000 NTREIS

Property tax history

+10.5%/yr

Latest (2025): $1,299 · +0.4% YoY. Source: county tax records.