7000 Creswell Rd #114 · Shreveport, LA 71106

$60,000

2 bd · 2.0 ba · 1,225 sqft · Condo · 66 Days on market

Built 1970 Fair condition $49/sqft · 53% below area $165/mo HOA · 11% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Schools +2.2/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Key facts

• $165 HOA
• Built 1970
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 5.2% 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); Captain Shreve High School (math 25% / reading 41%, grade F, #116 of 265 statewide, top 44%, 1,851 students, 49% FRL) — zoned schools average 36% FRL vs 64% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 26% district-wide (+33 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 rising fast (+7.5%/yr); 559 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $415 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 + 7.5% 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 66 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.40% ✓
• Cap rate: 17.46%
• Cash-on-cash: 39.87%
• DSCR: 2.77
• GRM: 3.5

CMA / ARV

• ARV (median comp): $127,966
• List price: $60,000
• Delta: -49.21%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7000 Creswell Rd #108	0.04mi	2/2.0	1,225 (0%)	2mo	$69,900	$57	96
308 Fontaine St	1.30mi	3/2.0 (+1)	1,253 (+2%)	4mo	$169,900	$136	53
313 Fontaine St	1.27mi	3/2.0 (+1)	1,268 (+4%)	2mo	$198,900	$157	53
4445 Clingman	1.44mi	2/1.0	1,110 (-9%)	4mo	$155,000	$140	42
7637 Harris St	0.50mi	3/1.5 (+1)	1,039 (-15%)	4mo	$110,000	$106	42
708 Huron St	1.35mi	2/2.0	1,448 (+18%)	2mo	$195,000	$135	38
5923 Henderson Ave	1.06mi	2/1.0	984 (-20%)	0mo	$10,000	$10	36
610 Terrell Dr	0.68mi	3/1.0 (+1)	950 (-22%)	3mo	$85,000	$89	31
403 E 85th St	1.21mi	3/1.0 (+1)	1,052 (-14%)	3mo	$85,000	$81	30
4419 Norway Dr	1.31mi	3/2.0 (+1)	1,495 (+22%)	7mo	$187,500	$125	29
343 Bellmead St	1.16mi	3/1.0 (+1)	1,438 (+17%)	2mo	$164,900	$115	29
491 Ockley Dr	1.49mi	3/2.0 (+1)	1,490 (+22%)	7mo	$295,000	$198	29

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 2.95×
• Total profit: $32,789
• Equity at exit: $8,946

10-year hold

• IRR: 50.7%
• Equity multiple: 7.29×
• Total profit: $105,614
• Equity at exit: $5,188

Cash invested: $16,800 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71106

• Rents YoY: 7.5%
• Active inventory: 559
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$165
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $558

Break-even live

Break-even rent $734

Max offer price $60,000

Occupancy floor 56%

Sensitivity live

Price	-10% $600	-5% $579	+0% $558	+5% $538	+10% $517
Rent	-10% $444	-5% $501	+0% $558	+5% $615	+10% $672
Rate	-1.0pp $588	-0.5pp $574	base $558	+0.5pp $543	+1.0pp $527

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: $15,000
• Closing costs: $1,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7000 Fern Ave Shreveport, LA	2.0	1.0–2.0	895	$1,605	$1.79	62d	6	0.58mi
530 E 81st St Shreveport, LA	3.0	1.0	1298	$800	$0.62	70d	1	0.98mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	93d	1	1.04mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	93d	1	1.25mi
215 Sand Beach Blvd Shreveport, LA	1.0–2.0	1.0–2.0	814	$1,640	$2.01	62d	6	1.28mi
8455 Fern Ave Shreveport, LA	1.0–2.0	1.0–2.0	978	$2,229	$2.28	62d	9	1.36mi

Property features AI

Finance

• Financial info: No second mortgage indicatedLoan type treated as clear
• HOA & community: Mandatory association (Villa Contessa)Monthly association fee of $165Association fee includes grounds maintenance

Exterior

• Parking: Parking lot (no garage or covered/carport spaces)
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Condominium (residential)One storyUnit 30, Building 5
• Construction: Built in 1970Preowned
• Exterior features: Lot smaller than 0.5 acreLot approximately 0.1 acrePart of Villa Contessa Condos

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Interior features: Built-in featuresOne living areaOne dining areaTotal room count: 2

HOA detail $165/mo · $1,980/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-07
   days on market $60,000 Active 66 DOM
2. 2026-08-06
   days on market $60,000 Active 65 DOM
3. 2026-08-05
   days on market $60,000 Active 64 DOM
4. 2026-08-04
   days on market $60,000 Active 63 DOM
5. 2026-08-03
   days on market $60,000 Active 62 DOM
6. 2026-07-31
   days on market $60,000 Active 59 DOM
7. 2026-07-29
   days on market $60,000 Active 57 DOM
8. 2026-07-27
   days on market $60,000 Active 55 DOM
9. 2026-07-25
   days on market $60,000 Active 53 DOM
10. 2026-07-23
    days on market $60,000 Active 51 DOM
11. 2026-07-22
    days on market $60,000 Active 50 DOM
12. 2026-07-21
    days on market $60,000 Active 49 DOM
13. 2026-07-18
    days on market $60,000 Active 46 DOM
14. 2026-07-16
    days on market $60,000 Active 44 DOM
15. 2026-07-16
    days on market $60,000 Active 43 DOM
16. 2026-07-14
    days on market $60,000 Active 42 DOM
17. 2026-07-13
    days on market $60,000 Active 41 DOM
18. 2026-07-12
    days on market $60,000 Active 40 DOM
19. 2026-07-11
    days on market $60,000 Active 39 DOM
20. 2026-07-10
    days on market $60,000 Active 38 DOM
21. 2026-07-09
    days on market $60,000 Active 37 DOM
22. 2026-07-08
    days on market $60,000 Active 36 DOM
23. 2026-07-07
    days on market $60,000 Active 35 DOM
24. 2026-07-06
    days on market $60,000 Active 34 DOM
25. 2026-07-05
    days on market $60,000 Active 33 DOM
26. 2026-07-04
    days on market $60,000 Active 32 DOM
27. 2026-07-03
    days on market $60,000 Active 31 DOM
28. 2026-07-03
    price $60,000 Active 30 DOM
29. 2026-07-02
    days on market $65,000 Active 30 DOM
30. 2026-07-01
    days on market $65,000 Active 29 DOM
31. 2026-06-30
    days on market $65,000 Active 28 DOM
32. 2026-06-29
    days on market $65,000 Active 27 DOM
33. 2026-06-28
    days on market $65,000 Active 26 DOM
34. 2026-06-28
    days on market $65,000 Active 25 DOM
35. 2026-06-27
    days on market $65,000 Active 24 DOM
36. 2026-06-25
    days on market $65,000 Active 22 DOM
37. 2026-06-23
    days on market $65,000 Active 20 DOM
38. 2026-06-21
    days on market $65,000 Active 19 DOM
39. 2026-06-18
    days on market $65,000 Active 16 DOM
40. 2026-06-17
    days on market $65,000 Active 15 DOM
41. 2026-06-16
    days on market $65,000 Active 14 DOM
42. 2026-06-15
    days on market $65,000 Active 13 DOM
43. 2026-06-14
    days on market $65,000 Active 11 DOM
44. 2026-06-13
    days on market $65,000 Active 10 DOM
45. 2026-06-10
    days on market $65,000 Active 8 DOM
46. 2026-06-09
    days on market $65,000 Active 7 DOM
47. 2026-06-08
    days on market $65,000 Active 6 DOM
48. 2026-06-07
    days on market $65,000 Active 5 DOM
49. 2026-06-05
    days on market $65,000 Active 2 DOM
50. 2026-06-03
    statusdays on marketlisting id $65,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $17,284
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − HOA: −$1,980
• − Depreciation: −$1,745
• Taxable income: $6,233
• Est. tax owed @ 24.0%: −$1,496
• After-tax cash flow: $5,203/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab Est. rehab $30,625–$55,125 screening

This condo requires moderate renovations, including exterior paint, roof replacement, and flooring and interior paint updates, to significantly increase its resale and rental value.

Repairs flagged

• Major exterior paint — Significant fading and wear
• Major roof — Aged appearance
• Major flooring — Worn condition
• Major interior paint — Faded appearance

Value-add opportunities

• Both exterior paint — Fresh paint enhances curb appeal and value ↑
• Both roof replacement — New roof improves structural integrity and value ↑
• Both flooring replacement — New flooring improves aesthetics and value ↑
• Both interior paint — Fresh paint enhances interior aesthetics and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Broadmoor Stem Academy F LA #581/646 Nat'l #38,478/41,679 Middle Youree Dr. Middle Advanced Placement Magnet School F LA #144/218 Nat'l #10,902/14,009 High Captain Shreve High School F LA #116/265 Nat'l #10,273/17,239

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

D Composite livability gradescore 59/100

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 · 243,190 people
• City population: 164,123
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 0%

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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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• Metro: Shreveport-Bossier City, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Financial info: No second mortgage indicatedLoan type treated as clear
• HOA & community: Mandatory association (Villa Contessa)Monthly association fee of $165Association fee includes grounds maintenance

Exterior

• Parking: Parking lot (no garage or covered/carport spaces)
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Condominium (residential)One storyUnit 30, Building 5
• Construction: Built in 1970Preowned
• Exterior features: Lot smaller than 0.5 acreLot approximately 0.1 acrePart of Villa Contessa Condos

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Interior features: Built-in featuresOne living areaOne dining areaTotal room count: 2

Price history

+33.3% since first listed

7 events — show timeline

• 2026-07-02 Price Changed $60,000 NTREIS
• 2026-06-02 Listed $65,000 NTREIS
• 2026-05-20 Listing Removed — NTREIS
• 2025-11-21 Listed $65,000 NTREIS
• 2022-09-12 Sold (MLS) — NTREIS
• 2022-08-26 Pending — NTREIS
• 2022-08-22 Listed $45,000 NTREIS