2662 Kemp Ln · Shreveport, LA 71107

$62,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 20 Days on market

Built 1970 7,057 sqft lot Est $74k · 17% 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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 1 bath home. central hvac. tenant occupied. Please don't disturb tenants. To be sold in a package of 8 units, 100% occupied, and under management that can remain after a sale making this an easy investment opportunity. rented at $760. Owner agent

Key facts

• 7,057 sq ft lot
• Parking
• Built 1970

Property features AI

Finance

• Other: Listed for sale; County: Caddo; Country: United States
• HOA & community: No association (no HOA)

Exterior

• Parking: Carport (covered, 1 space)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1970; Entry on one level
• Construction: Year built: 1970
• Exterior features: Lot is approximately 0.16 acres; Subdivision: University Park Sub; Directions: off of david rains

Interior

• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Gas water heater; One living area; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: 262 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).
• This rent runs 33% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $429 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: major wind risk, 60% 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 $61,070 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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.
6. 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.
7. 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: 2.12% ✓
• Cap rate: 17.85%
• Cash-on-cash: 41.29%
• DSCR: 2.84
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $74,480
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2638 Kemp Ln	0.07mi	3/1.5	970 (-9%)	2mo	$68,000	$70	78
2832 Round Grove Ln	0.43mi	3/1.5	1,096 (+3%)	2mo	$24,000	$22	71

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: 37.9%
• Equity multiple: 2.61×
• Total profit: $28,027
• Equity at exit: $9,244

10-year hold

• IRR: 44.4%
• Equity multiple: 5.23×
• Total profit: $73,508
• Equity at exit: $5,361

Cash invested: $17,360 (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 71107

• Home prices YoY: -34.5%
• Active inventory: 262
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $597

Break-even live

Break-even rent $558

Max offer price $62,000

Occupancy floor 50%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 Ridgeway St Shreveport, LA	2.0	1.0	890	$800	$0.90	43d	1	0.92mi

Listing history 17 events

1. 2026-06-18
   days on market $62,000 Active 20 DOM
2. 2026-06-17
   days on market $62,000 Active 19 DOM
3. 2026-06-16
   days on market $62,000 Active 18 DOM
4. 2026-06-15
   days on market $62,000 Active 17 DOM
5. 2026-06-14
   days on market $62,000 Active 15 DOM
6. 2026-06-13
   days on market $62,000 Active 14 DOM
7. 2026-06-10
   days on market $62,000 Active 12 DOM
8. 2026-06-09
   days on market $62,000 Active 11 DOM
9. 2026-06-08
   days on market $62,000 Active 10 DOM
10. 2026-06-07
    days on market $62,000 Active 9 DOM
11. 2026-06-05
    days on market $62,000 Active 6 DOM
12. 2026-06-03
    days on market $62,000 Active 5 DOM
13. 2026-06-02
    days on market $62,000 Active 4 DOM
14. 2026-06-01
    days on market $62,000 Active 3 DOM
15. 2026-05-31
    days on market $62,000 Active 2 DOM
16. 2026-05-30
    remarks 256-char remark
17. 2026-05-30
    listed $62,000 Active 1 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: $1,083 · $90/mo
• Projected year-2 tax: $1,083 · $90/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 60% 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: $15,776
• − Mortgage interest: −$3,473
• − Property taxes: −$1,083
• − Insurance: −$310
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$1,804
• Taxable income: $6,582
• Est. tax owed @ 24.0%: −$1,580
• After-tax cash flow: $5,589/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): 31,734
• Household income: $48,365
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1346.0

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 0.55)
• Race & ethnicity: Black 51% White 43% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▼ -62.11%
• Current HPI: 117.801
• 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

+138.5% since first listed

8 events — show timeline

• 2026-05-29 Listed $62,000 NTREIS
• 2023-09-11 Listing Removed — NTREIS
• 2023-04-14 Listed $58,000 NTREIS
• 2012-02-17 Sold (Public Records) $729,826 Public Records
• 2009-11-02 Sold (Public Records) $26,000 Public Records
• 2008-07-11 Sold (Public Records) — Public Records
• 2004-10-21 Sold (Public Records) — Public Records
• 2003-05-22 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,083 · +0.4% YoY. Source: county tax records.