5510 Ellison St · Shreveport, LA 71109

$5,500

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 49 Days on market

Built 1997 6,008 sqft lot $8/sqft · 82% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Key facts

• 6,008 sq ft lot
• Built 1997
• Listed 49 days

Property features AI

Finance

• Other: For sale (MLS status: Active); Possession at closing/funding; Listing broker: Keller Williams Northwest
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Security: No specific security features listed
• Utilities: City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1997; Entry level: One story
• Construction: Built in 1997; No construction material, roof, or foundation details provided
• Exterior features: Lot approximately 6,008 sq ft (about 0.1379 acre); Subdivision: Washington Terrace Sub

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Eat-in kitchen; One level
• Laundry & utility: No dedicated laundry information provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($745 rent vs $6k).
• Recommended offer: $5k (3.0% below list) — sets the bar for market timing.
• Cap rate 126.5% 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: 125 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $38 of loan paydown is wiped out by about $65 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 (-1.2% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($5k) 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, 68% 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 $5,335 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 13.55% ✓
• Cap rate: 126.49%
• Cash-on-cash: 429.26%
• DSCR: 20.10
• GRM: 0.6

CMA / ARV

• ARV (median comp): $29,956
• List price: $5,500
• Delta: -81.64%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3534 Clarke Blvd	0.45mi	3/1.0 (+1)	680 (-3%)	16mo	$28,000	$41	55
3841 Doris St	0.48mi	2/1.0	634 (-10%)	14mo	$30,000	$47	49

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 23.49×
• Total profit: $34,638
• Equity at exit: $1,280

10-year hold

• IRR: —
• Equity multiple: 50.21×
• Total profit: $75,789
• Equity at exit: $1,304

Cash invested: $1,540 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 125
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $745 medium
• Mortgage (P&I): −$29
• Tax est. 1.5%: −$7 /mo · $82/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$157
• Net cashflow: $551

Break-even live

Break-even rent $48

Max offer price $5,500

Occupancy floor 21%

Sensitivity live

Price	-10% $555	-5% $553	+0% $551	+5% $549	+10% $547
Rent	-10% $492	-5% $521	+0% $551	+5% $580	+10% $610
Rate	-1.0pp $554	-0.5pp $552	base $551	+0.5pp $549	+1.0pp $548

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: $1,375
• Closing costs: $165
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	22d	1	0.43mi
4025 Golf Links Blvd Shreveport, LA	1.0	1.0	660	$678	$1.03	44d	1	1.06mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	22d	1	1.18mi

Listing history 20 events

1. 2026-06-18
   days on market $5,500 Active 49 DOM
2. 2026-06-17
   days on market $5,500 Active 48 DOM
3. 2026-06-16
   days on market $5,500 Active 47 DOM
4. 2026-06-15
   days on market $5,500 Active 46 DOM
5. 2026-06-14
   days on market $5,500 Active 44 DOM
6. 2026-06-13
   days on market $5,500 Active 43 DOM
7. 2026-06-10
   days on market $5,500 Active 41 DOM
8. 2026-06-09
   days on market $5,500 Active 40 DOM
9. 2026-06-08
   days on market $5,500 Active 39 DOM
10. 2026-06-07
    days on market $5,500 Active 38 DOM
11. 2026-06-05
    days on market $5,500 Active 35 DOM
12. 2026-06-03
    days on market $5,500 Active 34 DOM
13. 2026-06-02
    days on market $5,500 Active 33 DOM
14. 2026-06-01
    days on market $5,500 Active 32 DOM
15. 2026-05-31
    days on market $5,500 Active 31 DOM
16. 2026-05-30
    days on market $5,500 Active 30 DOM
17. 2026-04-30
    listed $5,500 Active
18. 2024-02-27
    historical
19. 2023-09-05
    listed $17,000 Active
20. 2021-07-08
    soldstatus $40,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $8,945
• − Mortgage interest: −$308
• − Property taxes: −$82
• − Insurance: −$28
• − Repairs & maintenance: −$716
• − Management: −$716
• − Depreciation: −$160
• Taxable income: $6,936
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $4,946/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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 (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 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: ▼ -1.18%
• Current HPI: 54.4158
• 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

-86.2% since first listed

4 events — show timeline

• 2026-04-30 Listed $5,500 NTREIS
• 2024-02-27 Listing Removed — NTREIS
• 2023-09-05 Listed $17,000 NTREIS
• 2021-07-08 Sold (Public Records) $40,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $298 · +0.4% YoY. Source: county tax records.