107 Malibu Dr · Shreveport, LA 71115

$174,900

2 bd · 2.5 ba · 1,657 sqft · Townhouse public records · 618 Days on market

Built 1975 1,960 sqft lot $106/sqft · 11% above area Est $177k · at est. $206/mo HOA · 13% of rent

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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 +10.2/30.0
• ARV discount +8.1/15.0
• 1% rule +4.0/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED! Newly updated townhouse in south Shreveport's desired Towne South Estates. A beautifully updated kitchen includes granite counter tops, stainless steel microwave, dishwasher, electric range and subway tile backsplash. The cozy fireplace accents the living room that has large windows for plenty of natural light. There is a sunroom that has additional AC and its own brick planter's box. The primary bedroom is downstairs which is rare and boast a primary bath with dual vanities. The downstairs bath also opens to hallway. There are two large bedrooms upstairs that share a Jack and Jill bath and offer large walk-in closets. A separate office space is a great plus for this home and was originally used as a formal dining room! Covered parking and storage room in back. Fresh paint in neutral colors and tile in wet areas, carpet in bedrooms and vinyl plank in remaining rooms. The HOA covers the pool, tennis courts, pest, water, garbage and yard.

Key facts

• pest
• tennis courts
• Hoa covers pool

Tags

• COZY FIREPLACE IN LIVING ROOM
• SUNROOM WITH ADDITIONAL AC
• FRESH PAINT IN NEUTRAL COLORS
• HOA COVERS POOL
• TENNIS COURTS
• PEST

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (9.5% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

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: University Elementary School (math 27% / reading 38%, grade F, #300 of 646 statewide, top 47%, 954 students, 52% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Captain Shreve High School (math 25% / reading 41%, grade F, #116 of 265 statewide, top 44%, 1,851 students, 49% FRL) — zoned schools average 41% FRL vs 64% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 50% at this address vs 26% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 104 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 618 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 618 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 9.2

CMA / ARV

• ARV (median comp): $177,105
• List price: $174,900
• Delta: -1.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10061 Alondra St	0.04mi	3/2.5 (+1)	1,670 (+1%)	3mo	$179,900	$108	89
112 Carson Dr	0.02mi	3/2.5 (+1)	1,723 (+4%)	0mo	$164,900	$96	87
10035 Stratmore Cir	0.09mi	3/2.5 (+1)	1,685 (+2%)	3mo	$129,900	$77	85
305 Stratmore Dr	0.19mi	3/2.5 (+1)	1,672 (+1%)	1mo	$155,000	$93	84
10005 Saratoga Dr	0.18mi	3/2.5 (+1)	1,592 (-4%)	3mo	$178,000	$112	78
311 Stratmore Dr #168	0.19mi	2/2.0	1,545 (-7%)	0mo	$189,000	$122	77
42 Settlers Bnd	0.28mi	3/2.5 (+1)	1,563 (-6%)	3mo	$199,900	$128	70
10323 Monet Dr	0.18mi	3/2.0 (+1)	1,487 (-10%)	1mo	$143,000	$96	67
10005 Georgetown Dr	0.20mi	3/2.5 (+1)	1,820 (+10%)	3mo	$169,900	$93	66
10110 Salinas Dr	0.06mi	3/1.5 (+1)	1,435 (-13%)	1mo	$150,000	$105	65
10302 Loma Vista Dr	0.14mi	3/2.0 (+1)	1,464 (-12%)	3mo	$150,000	$102	65
11 Chimney Stone Way	0.37mi	3/2.0 (+1)	1,490 (-10%)	2mo	$168,500	$113	58

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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.20×
• Total profit: $-39,102
• Equity at exit: $26,078

10-year hold

• IRR: -32.5%
• Equity multiple: -0.21×
• Total profit: $-59,304
• Equity at exit: $15,122

Cash invested: $48,972 (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 71115

• Home prices YoY: -26.5%
• Rents YoY: 0.1%
• Active inventory: 104
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$917
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$73
• HOA: −$206
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-100

Break-even live

Break-even rent $1,709

Max offer price $157,320

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-50	+0% $-100	+5% $-149	+10% $-199
Rent	-10% $-225	-5% $-162	+0% $-100	+5% $-37	+10% $26
Rate	-1.0pp $-11	-0.5pp $-55	base $-100	+0.5pp $-145	+1.0pp $-191

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10018 Artesia Dr Shreveport, LA	3.0	2.5	1875	$1,500	$0.80	45d	1	0.11mi
10014 Stratmore Cir Unit 10014 Shreveport, LA	3.0	2.5	1824	$1,600	$0.88	15d	1	0.16mi
10305 Monet Dr Shreveport, LA	3.0	2.5	1533	$1,600	$1.04	22d	1	0.17mi
9990 Smugglers Cove Ln Shreveport, LA	2.0	1.5	1267	$1,550	$1.22	45d	1	0.19mi
10139 Carlsbad Dr Shreveport, LA	3.0	2.0	1464	$1,800	$1.23	45d	1	0.19mi
9993 Smugglers Cove Ln Shreveport, LA	2.0	1.5	1339	$1,500	$1.12	15d	1	0.19mi
10327 Loma Vista Dr Unit 10327 Shreveport, LA	3.0	2.5	1474	$1,590	$1.08	22d	1	0.20mi
9913 Dagger Point Ln Shreveport, LA	2.0	2.5	1296	$1,350	$1.04	45d	1	0.20mi
10142 Carlsbad Dr Shreveport, LA	3.0	2.5	1500	$1,400	$0.93	22d	1	0.21mi
184 Riverbrooke Dr Shreveport, LA	3.0	2.0	1620	$2,000	$1.23	22d	1	0.28mi
409 Persimmon Dr Shreveport, LA	3.0	2.0	1800	$1,900	$1.06	22d	1	0.30mi
9505 Balsa Dr Shreveport, LA	3.0	2.5	1744	$1,900	$1.09	15d	1	0.48mi
8117 Captain Mary Miller Dr Shreveport, LA	3.0	2.0	1780	$2,200	$1.24	45d	1	1.20mi
293 Eagle Bend Way Shreveport, LA	3.0	2.0	1800	$2,025	$1.12	45d	1	1.47mi

HOA detail

• Monthly dues: $206 · $2,472/yr
• Likely covers: watertrashelectricpool

Listing history 25 events

1. 2026-06-21
   days on market $174,900 Active 618 DOM
2. 2026-06-18
   days on market $174,900 Active 615 DOM
3. 2026-06-17
   days on market $174,900 Active 614 DOM
4. 2026-06-16
   days on market $174,900 Active 613 DOM
5. 2026-06-15
   days on market $174,900 Active 612 DOM
6. 2026-06-14
   days on market $174,900 Active 610 DOM
7. 2026-06-13
   days on market $174,900 Active 609 DOM
8. 2026-06-10
   days on market $174,900 Active 607 DOM
9. 2026-06-09
   days on market $174,900 Active 606 DOM
10. 2026-06-08
    days on market $174,900 Active 605 DOM
11. 2026-06-07
    days on market $174,900 Active 604 DOM
12. 2026-06-05
    days on market $174,900 Active 601 DOM
13. 2026-06-03
    days on market $174,900 Active 600 DOM
14. 2026-06-02
    days on market $174,900 Active 599 DOM
15. 2026-06-01
    days on market $174,900 Active 598 DOM
16. 2026-05-31
    days on market $174,900 Active 597 DOM
17. 2026-05-30
    days on market $174,900 Active 596 DOM
18. 2026-01-22
    price $174,900 966-char remark

    Show marketing remark (966 chars)

    REDUCED! Newly updated townhouse in south Shreveport's desired Towne South Estates. A beautifully updated kitchen includes granite counter tops, stainless steel microwave, dishwasher, electric range and subway tile backsplash. The cozy fireplace accents the living room that has large windows for plenty of natural light. There is a sunroom that has additional AC and its own brick planter's box. The primary bedroom is downstairs which is rare and boast a primary bath with dual vanities. The downstairs bath also opens to hallway. There are two large bedrooms upstairs that share a Jack and Jill bath and offer large walk-in closets. A separate office space is a great plus for this home and was originally used as a formal dining room! Covered parking and storage room in back. Fresh paint in neutral colors and tile in wet areas, carpet in bedrooms and vinyl plank in remaining rooms. The HOA covers the pool, tennis courts, pest, water, garbage and yard.

19. 2025-10-21
    price $184,900 966-char remark

    Show marketing remark (966 chars)

    REDUCED! Newly updated townhouse in south Shreveport's desired Towne South Estates. A beautifully updated kitchen includes granite counter tops, stainless steel microwave, dishwasher, electric range and subway tile backsplash. The cozy fireplace accents the living room that has large windows for plenty of natural light. There is a sunroom that has additional AC and its own brick planter's box. The primary bedroom is downstairs which is rare and boast a primary bath with dual vanities. The downstairs bath also opens to hallway. There are two large bedrooms upstairs that share a Jack and Jill bath and offer large walk-in closets. A separate office space is a great plus for this home and was originally used as a formal dining room! Covered parking and storage room in back. Fresh paint in neutral colors and tile in wet areas, carpet in bedrooms and vinyl plank in remaining rooms. The HOA covers the pool, tennis courts, pest, water, garbage and yard.

20. 2025-01-12
    price $189,900 966-char remark

    Show marketing remark (966 chars)

    REDUCED! Newly updated townhouse in south Shreveport's desired Towne South Estates. A beautifully updated kitchen includes granite counter tops, stainless steel microwave, dishwasher, electric range and subway tile backsplash. The cozy fireplace accents the living room that has large windows for plenty of natural light. There is a sunroom that has additional AC and its own brick planter's box. The primary bedroom is downstairs which is rare and boast a primary bath with dual vanities. The downstairs bath also opens to hallway. There are two large bedrooms upstairs that share a Jack and Jill bath and offer large walk-in closets. A separate office space is a great plus for this home and was originally used as a formal dining room! Covered parking and storage room in back. Fresh paint in neutral colors and tile in wet areas, carpet in bedrooms and vinyl plank in remaining rooms. The HOA covers the pool, tennis courts, pest, water, garbage and yard.

21. 2024-10-11
    listed $199,900 Active 966-char remark

    Show marketing remark (966 chars)

    REDUCED! Newly updated townhouse in south Shreveport's desired Towne South Estates. A beautifully updated kitchen includes granite counter tops, stainless steel microwave, dishwasher, electric range and subway tile backsplash. The cozy fireplace accents the living room that has large windows for plenty of natural light. There is a sunroom that has additional AC and its own brick planter's box. The primary bedroom is downstairs which is rare and boast a primary bath with dual vanities. The downstairs bath also opens to hallway. There are two large bedrooms upstairs that share a Jack and Jill bath and offer large walk-in closets. A separate office space is a great plus for this home and was originally used as a formal dining room! Covered parking and storage room in back. Fresh paint in neutral colors and tile in wet areas, carpet in bedrooms and vinyl plank in remaining rooms. The HOA covers the pool, tennis courts, pest, water, garbage and yard.

22. 2018-03-29
    soldstatus $145,000
23. 2011-09-15
    soldstatus $131,000
24. 2004-09-21
    soldstatus
25. 2001-03-21
    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: $1,845 · $154/mo
• Projected year-2 tax: $1,845 · $154/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,992
• − Mortgage interest: −$9,797
• − Property taxes: −$1,845
• − Insurance: −$874
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − HOA: −$2,472
• − Depreciation: −$5,088
• Taxable loss: −$4,123
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $-205/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): 14,413
• Household income: $65,509
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 582.0

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 White (66%)
• Race & ethnicity: White 66% Black 21% Two or more races 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 2% Slovak 1%
• Foreign-born: 6% · China, Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

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: ▼ -45.95%
• Current HPI: 127.4874
• Rent YoY: ▲ 0.07%
• 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

+33.5% since first listed

8 events — show timeline

• 2026-01-22 Price Changed $174,900 NTREIS
• 2025-10-21 Price Changed $184,900 NTREIS
• 2025-01-12 Price Changed $189,900 NTREIS
• 2024-10-11 Listed $199,900 NTREIS
• 2018-03-29 Sold (Public Records) $145,000 Public Records
• 2011-09-15 Sold (Public Records) $131,000 Public Records
• 2004-09-21 Sold (Public Records) — Public Records
• 2001-03-21 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,845 · +0.4% YoY. Source: county tax records.