442 Wyandotte St · Shreveport, LA 71101

$115,000

4 bd · 2.0 ba · 1,989 sqft · SingleFamily public records · 175 Days on market

Built 1945 5,184 sqft lot $58/sqft · 41% above area Est $82k · 41% over ↓ 8% since listing

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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 +22.3/30.0
• DSCR +7.1/10.0
• Appreciation +4.8/10.0
• 1% rule +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Part of 40 property rental package. Contact Agent for details!

Key facts

• 5,184 sq ft lot
• Built 1945
• Listed 174 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (2.7% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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: Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); C.E. Byrd High School (math 44% / reading 55%, grade D, #37 of 265 statewide, top 14%, 1,526 students, 43% FRL) — zoned schools average 33% FRL vs 64% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 26% district-wide (+41 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: 62 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• In year one you build about $449 of equity ($795 loan paydown + $-346 appreciation (-0.3% 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 (-0.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($101k) 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 1945 — 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. 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?
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: 0.97% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (median comp): $81,500
• List price: $115,000
• Delta: 41.10%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
648 Wichita	0.27mi	3/2.0 (-1)	1,809 (-9%)	13mo	$74,900	$41	57
445 Boulevard St	0.43mi	4/2.0	1,756 (-12%)	5mo	$175,000	$100	57
1515 Coty St	0.27mi	3/2.0 (-1)	1,753 (-12%)	8mo	$135,000	$77	56
2324 Scovell Ct	0.51mi	3/1.0 (-1)	2,032 (+2%)	12mo	$17,500	$9	54
261 College St	0.42mi	3/2.0 (-1)	2,121 (+7%)	13mo	$100,000	$47	53
231 Wilkinson St	0.74mi	3/2.0 (-1)	2,052 (+3%)	6mo	$45,000	$22	50
117 Merrick St	0.52mi	3/1.5 (-1)	1,762 (-11%)	1mo	$90,000	$51	49
250 Wilkinson St	0.70mi	4/2.0	1,900 (-4%)	14mo	$50,000	$26	48
149 College St	0.52mi	3/2.0 (-1)	1,735 (-13%)	9mo	$205,000	$118	42
225 Prospect St	0.64mi	3/3.0 (-1)	1,819 (-8%)	9mo	$220,000	$121	40
813 Dalzell St	0.66mi	3/2.0 (-1)	1,771 (-11%)	8mo	$164,500	$93	40
120 Dalzell St	0.65mi	4/2.0	1,704 (-14%)	8mo	$80,000	$47	39

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

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.22×
• Total profit: $7,072
• Equity at exit: $31,672

10-year hold

• IRR: 10.3%
• Equity multiple: 2.08×
• Total profit: $34,837
• Equity at exit: $36,724

Cash invested: $32,200 (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 71101

• Home prices YoY: -0.4%
• Active inventory: 62
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$603
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $190

Break-even live

Break-even rent $878

Max offer price $115,000

Occupancy floor 78%

Sensitivity live

Price	-10% $255	-5% $223	+0% $190	+5% $157	+10% $125
Rent	-10% $102	-5% $146	+0% $190	+5% $234	+10% $278
Rate	-1.0pp $248	-0.5pp $219	base $190	+0.5pp $160	+1.0pp $130

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	15d	1	0.20mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	45d	1	0.28mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	45d	1	0.33mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	45d	1	0.46mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	22d	1	0.68mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	22d	1	1.25mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	15d	1	1.25mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	15d	1	1.28mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	15d	1	1.33mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	45d	1	1.46mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	15d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $115,000 Active 175 DOM
2. 2026-06-18
   days on market $115,000 Active 172 DOM
3. 2026-06-17
   days on market $115,000 Active 171 DOM
4. 2026-06-16
   days on market $115,000 Active 170 DOM
5. 2026-06-15
   days on market $115,000 Active 169 DOM
6. 2026-06-14
   days on market $115,000 Active 167 DOM
7. 2026-06-13
   days on market $115,000 Active 166 DOM
8. 2026-06-10
   days on market $115,000 Active 164 DOM
9. 2026-06-09
   days on market $115,000 Active 163 DOM
10. 2026-06-08
    days on market $115,000 Active 162 DOM
11. 2026-06-07
    days on market $115,000 Active 161 DOM
12. 2026-06-05
    days on market $115,000 Active 158 DOM
13. 2026-06-03
    days on market $115,000 Active 157 DOM
14. 2026-06-02
    days on market $115,000 Active 156 DOM
15. 2026-06-01
    days on market $115,000 Active 155 DOM
16. 2026-05-31
    days on market $115,000 Active 154 DOM
17. 2026-05-30
    days on market $115,000 Active 153 DOM
18. 2025-12-28
    listed $115,000 Active 62-char remark

    Show marketing remark (62 chars)

    Part of 40 property rental package. Contact Agent for details!

19. 2024-06-30
    historical
20. 2023-11-09
    listed $125,000 Active
21. 2005-05-23
    soldstatus
22. 1996-03-18
    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: $512 · $43/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$120/yr (+$10/mo · 23.4%)

ⓘ 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 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,422
• − Mortgage interest: −$6,442
• − Property taxes: −$512
• − Insurance: −$575
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,345
• Taxable income: $400
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,183/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): 6,415
• Household income: $19,351
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 702.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 29% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Tagalog/Filipino 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: ▼ -0.30%
• Current HPI: 74.2131
• 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

-8.0% since first listed

5 events — show timeline

• 2025-12-28 Listed $115,000 NTREIS
• 2024-06-30 Listing Removed — NTREIS
• 2023-11-09 Listed $125,000 NTREIS
• 2005-05-23 Sold (Public Records) — Public Records
• 1996-03-18 Sold (Public Records) — Public Records

Property tax history

-2.0%/yr

Latest (2025): $512 · +0.4% YoY. Source: county tax records.