7045 Elsie St · Shreveport, LA 71108

$50,000

3 bd · 1.0 ba · 1,752 sqft · SingleFamily public records · 132 Days on market

Built 1948 0.34 ac lot Est $63k · 21% under ↓ 17% since listing

---

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 +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

* INVESTOR SPECIAL * This 3 bedroom 2 bathroom home is ready for you to put your signature touch on. Located on a spacious corner lot in Shreveport, would make a great investment with a little TLC. Add to your portfolio TODAY!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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: Rents rising (+2.4%/yr); 138 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($32k/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 $346 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 + 2.4% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.26% ✓
• Cap rate: 18.18%
• Cash-on-cash: 42.44%
• DSCR: 2.89
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $63,072
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3442 Woodhaven Ln	0.32mi	3/2.0	1,857 (+6%)	1mo	$50,000	$27	70
7129 Elsie St	0.09mi	3/1.0	1,679 (-4%)	23mo	$80,000	$48	70
3047 Gaywood St	0.26mi	3/2.0	1,640 (-6%)	11mo	$27,500	$17	64
7101 Brandtway St	0.29mi	3/1.5	1,592 (-9%)	15mo	$55,000	$35	57
6824 W Canal Blvd	0.34mi	3/2.0	1,651 (-6%)	19mo	$154,900	$94	55
3601 Valley View Dr	0.38mi	4/2.0 (+1)	1,944 (+11%)	11mo	$158,000	$81	46
2927 Despot Rd	0.39mi	4/1.0 (+1)	1,509 (-14%)	11mo	$53,900	$36	45

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 38.5%
• Equity multiple: 2.63×
• Total profit: $22,772
• Equity at exit: $7,455

10-year hold

• IRR: 44.6%
• Equity multiple: 5.13×
• Total profit: $57,754
• Equity at exit: $4,323

Cash invested: $14,000 (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 71108

• Rents YoY: 2.4%
• Active inventory: 138
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$262
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $495

Break-even live

Break-even rent $502

Max offer price $50,000

Occupancy floor 51%

Sensitivity live

Price	-10% $523	-5% $509	+0% $495	+5% $481	+10% $467
Rent	-10% $406	-5% $451	+0% $495	+5% $540	+10% $584
Rate	-1.0pp $520	-0.5pp $508	base $495	+0.5pp $482	+1.0pp $469

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3437 Red Bud Ln Shreveport, LA	3.0	1.5	1393	$1,200	$0.86	21d	1	0.26mi
3306 Valley View Dr Shreveport, LA	3.0	1.0	1300	$1,150	$0.88	21d	1	0.28mi
7504 W Canal Blvd Shreveport, LA	3.0	1.0	1388	$1,150	$0.83	44d	1	0.43mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	44d	1	1.18mi
638 Bringhurst Dr Shreveport, LA	3.0	1.5	1704	$1,200	$0.70	21d	1	1.32mi
629 Woodmont Pl Shreveport, LA	3.0	1.0	1431	$1,295	$0.90	45d	1	1.38mi

Listing history 15 events

1. 2026-06-18
   days on market $50,000 Active 132 DOM
2. 2026-06-17
   days on market $50,000 Active 131 DOM
3. 2026-06-16
   days on market $50,000 Active 130 DOM
4. 2026-06-15
   days on market $50,000 Active 129 DOM
5. 2026-06-14
   days on market $50,000 Active 127 DOM
6. 2026-06-13
   days on market $50,000 Active 126 DOM
7. 2026-06-10
   days on market $50,000 Active 124 DOM
8. 2026-06-09
   days on market $50,000 Active 123 DOM
9. 2026-06-08
   days on market $50,000 Active 122 DOM
10. 2026-06-07
    statusdays on market $50,000 Active 121 DOM
11. 2026-02-11
    status Pending
12. 2025-11-22
    price $50,000
13. 2025-11-10
    price $55,000
14. 2025-10-15
    listed $60,000 Active
15. 2005-06-15
    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: $1,364 · $114/mo
• Projected year-2 tax: $1,364 · $114/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 · 20 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: $13,547
• − Mortgage interest: −$2,801
• − Property taxes: −$1,364
• − Insurance: −$250
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$1,455
• Taxable income: $5,510
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $4,619/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): 18,072
• Household income: $32,055
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 1526.0

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 (83%)
• Race & ethnicity: Black 83% White 11% Hispanic / Latino 4% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -58.98%
• Current HPI: 58.1377
• Rent YoY: ▲ 2.37%
• 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

-16.7% since first listed

5 events — show timeline

• 2026-02-11 Pending — NTREIS
• 2025-11-22 Price Changed $50,000 NTREIS
• 2025-11-10 Price Changed $55,000 NTREIS
• 2025-10-15 Listed $60,000 NTREIS
• 2005-06-15 Sold (Public Records) — Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,364 · +0.4% YoY. Source: county tax records.