2539 Merwin St · Shreveport, LA 71103

$30,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 636 Days on market

Built 1950 10,106 sqft lot $32/sqft · 43% below area Est $52k · 43% under ↓ 25% since listing

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Why this score? — see what drove the A- 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
• Appreciation +4.9/10.0
• 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

Great Income Potential, Section 8, 2 bedroom 1 bath on one side and the other side is studio, Section 8 approved. On the same water meter

Key facts

• One side rented
• 0.23 acre lot
• 2 parking spots

Tags

• GREAT INCOME POTENTIAL
• ONE SIDE RENTED

🏷️ Possibly a rental listed for sale. The $30,000 price doesn't fit this home's estimated sale value (~$52,495) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($713 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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: 69 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $157 of equity ($207 loan paydown + $-50 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.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 636 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $65k (68%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 636 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 1950 — 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: 2.38% ✓
• Cap rate: 20.58%
• Cash-on-cash: 51.04%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

• ARV (median comp): $52,495
• List price: $30,000
• Delta: -42.85%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2560 Emery St	0.04mi	2/1.0	977 (+3%)	12mo	$45,000	$46	84
2446 Drexel St	0.55mi	2/1.0	979 (+3%)	4mo	$15,000	$15	66
2632 Desoto St	0.30mi	2/1.0	1,069 (+12%)	10mo	$32,500	$30	57
2511 Drexel St	0.57mi	2/1.0	1,005 (+6%)	9mo	$45,000	$45	56
2540 Woodford St	0.60mi	2/1.0	971 (+2%)	17mo	$44,000	$45	55
2908 Hardy St	0.66mi	2/1.0	990 (+4%)	12mo	$42,998	$43	52
2810 Milton St	0.70mi	2/1.0	869 (-9%)	3mo	$24,900	$29	51
3149 Fulton St	0.73mi	2/1.0	870 (-9%)	2mo	$34,900	$40	50
3934 Fairfax Ave	0.69mi	3/1.0 (+1)	1,036 (+9%)	2mo	$84,000	$81	46
2946 Midway St	0.56mi	2/1.0	822 (-14%)	6mo	$22,500	$27	46
2647 Drexel St	0.58mi	3/2.0 (+1)	1,079 (+13%)	2mo	$67,500	$63	40
1747 Fulton St	0.72mi	3/2.0 (+1)	1,072 (+13%)	10mo	$63,000	$59	28

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: 52.3%
• Equity multiple: 3.58×
• Total profit: $21,654
• Equity at exit: $8,464

10-year hold

• IRR: 55.0%
• Equity multiple: 7.17×
• Total profit: $51,869
• Equity at exit: $9,978

Cash invested: $8,400 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $713 high
• Mortgage (P&I): −$157
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$150
• Net cashflow: $357

Break-even live

Break-even rent $260

Max offer price $30,000

Occupancy floor 45%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.04mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	21d	1	0.15mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	0.26mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	0.39mi
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	43d	1	0.74mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.86mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	0.88mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	0.88mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	1.03mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	1.11mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	1.13mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	13d	1	1.16mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.16mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	1.17mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	1.18mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	1.24mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.24mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	1.25mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	1.25mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	1.27mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	43d	1	1.31mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	1.32mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	1.33mi
3553 W College St Shreveport, LA	1.0	1.0	600	$600	$1.00	21d	1	1.41mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	43d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $30,000 Active 636 DOM
2. 2026-06-17
   days on market $30,000 Active 635 DOM
3. 2026-06-16
   days on market $30,000 Active 634 DOM
4. 2026-06-15
   days on market $30,000 Active 633 DOM
5. 2026-06-14
   days on market $30,000 Active 631 DOM
6. 2026-06-13
   days on market $30,000 Active 630 DOM
7. 2026-06-10
   days on market $30,000 Active 628 DOM
8. 2026-06-09
   days on market $30,000 Active 627 DOM
9. 2026-06-08
   days on market $30,000 Active 626 DOM
10. 2026-06-07
    days on market $30,000 Active 625 DOM
11. 2026-06-05
    days on market $30,000 Active 622 DOM
12. 2026-06-03
    days on market $30,000 Active 621 DOM
13. 2026-06-02
    days on market $30,000 Active 620 DOM
14. 2026-06-01
    days on market $30,000 Active 619 DOM
15. 2026-05-31
    days on market $30,000 Active 618 DOM
16. 2026-05-30
    days on market $30,000 Active 617 DOM
17. 2026-03-17
    price $30,000 137-char remark

    Show marketing remark (137 chars)

    Great Income Potential, Section 8, 2 bedroom 1 bath on one side and the other side is studio, Section 8 approved. On the same water meter

18. 2025-10-17
    price $37,000 137-char remark

    Show marketing remark (137 chars)

    Great Income Potential, Section 8, 2 bedroom 1 bath on one side and the other side is studio, Section 8 approved. On the same water meter

19. 2025-09-12
    price $40,000 137-char remark

    Show marketing remark (137 chars)

    Great Income Potential, Section 8, 2 bedroom 1 bath on one side and the other side is studio, Section 8 approved. On the same water meter

20. 2025-05-16
    price $48,500 137-char remark

    Show marketing remark (137 chars)

    Great Income Potential, Section 8, 2 bedroom 1 bath on one side and the other side is studio, Section 8 approved. On the same water meter

21. 2025-02-24
    price $58,500 137-char remark

    Show marketing remark (137 chars)

    Great Income Potential, Section 8, 2 bedroom 1 bath on one side and the other side is studio, Section 8 approved. On the same water meter

22. 2025-01-18
    price $65,000 137-char remark

    Show marketing remark (137 chars)

    Great Income Potential, Section 8, 2 bedroom 1 bath on one side and the other side is studio, Section 8 approved. On the same water meter

23. 2024-09-20
    listed $94,900 Active 137-char remark

    Show marketing remark (137 chars)

    Great Income Potential, Section 8, 2 bedroom 1 bath on one side and the other side is studio, Section 8 approved. On the same water meter

24. 2021-08-19
    soldstatus Sold 200-char remark

    Show marketing remark (200 chars)

    Attention Investors!! This property has great income potential, already rented, and is 1 property with in a package of 3. Call today and set up an appointment to see this great investment opportunity!

25. 2021-06-07
    status Pending 200-char remark

    Show marketing remark (200 chars)

    Attention Investors!! This property has great income potential, already rented, and is 1 property with in a package of 3. Call today and set up an appointment to see this great investment opportunity!

26. 2021-05-05
    listed $60,000 Active 200-char remark

    Show marketing remark (200 chars)

    Attention Investors!! This property has great income potential, already rented, and is 1 property with in a package of 3. Call today and set up an appointment to see this great investment opportunity!

27. 2020-06-22
    soldstatus $52,000
28. 2019-05-20
    soldstatus $40,000
29. 1984-07-30
    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: $430 · $36/mo
• Projected year-2 tax: $430 · $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 (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 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: $8,551
• − Mortgage interest: −$1,680
• − Property taxes: −$430
• − Insurance: −$150
• − Repairs & maintenance: −$684
• − Management: −$684
• − Depreciation: −$873
• Taxable income: $4,049
• Est. tax owed @ 24.0%: −$972
• After-tax cash flow: $3,315/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

-25.0% since first listed

13 events — show timeline

• 2026-03-17 Price Changed $30,000 NTREIS
• 2025-10-17 Price Changed $37,000 NTREIS
• 2025-09-12 Price Changed $40,000 NTREIS
• 2025-05-16 Price Changed $48,500 NTREIS
• 2025-02-24 Price Changed $58,500 NTREIS
• 2025-01-18 Price Changed $65,000 NTREIS
• 2024-09-20 Listed $94,900 NTREIS
• 2021-08-19 Sold (MLS) — NTREIS
• 2021-06-07 Pending — NTREIS
• 2021-05-05 Listed $60,000 NTREIS
• 2020-06-22 Sold (Public Records) $52,000 Public Records
• 2019-05-20 Sold (Public Records) $40,000 Public Records
• 1984-07-30 Sold (Public Records) — Public Records

Property tax history

-3.0%/yr

Latest (2025): $430 · +0.4% YoY. Source: county tax records.