7000 Creswell Rd #114 · Shreveport, LA 71106

$60,000

2 bd · 2.0 ba · 1,225 sqft · Condo · 114 Days on market

Built 1970 Fair condition $49/sqft · 61% below area $165/mo HOA · 16% 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 113 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 $256 ($3k/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: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 5.5% 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); 627 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($55k) 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.76% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.31%
• DSCR: 1.81
• GRM: 4.7

CMA / ARV

• ARV (median comp): $153,847
• List price: $60,000
• Delta: -61.00%
• 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%)	4mo	$69,900	$57	95
815 E 70th St	0.20mi	2/1.0	1,119 (-9%)	0mo	$15,000	$13	72
6504 Lexington Ave	0.91mi	3/2.0 (+1)	1,256 (+2%)	1mo	$55,000	$44	55
313 Fontaine St	1.27mi	3/2.0 (+1)	1,268 (+4%)	3mo	$198,900	$157	51
354 Sandefur Dr	1.25mi	3/1.0 (+1)	1,260 (+3%)	1mo	$119,900	$95	51
7507 Liberty St	0.42mi	3/1.0 (+1)	1,032 (-16%)	1mo	$95,000	$92	46
361 E 69th St	0.71mi	3/1.0 (+1)	1,126 (-8%)	0mo	$19,900	$18	44
4418 Akard Ave	1.36mi	2/1.0	1,366 (+12%)	1mo	$169,000	$124	41
708 Huron St	1.35mi	2/2.0	1,448 (+18%)	4mo	$195,000	$135	37
4452 Finley Dr	1.36mi	3/2.0 (+1)	1,512 (+23%)	0mo	$189,500	$125	35
5923 Henderson Ave	1.06mi	2/1.0	984 (-20%)	2mo	$10,000	$10	35
343 Bellmead St	1.16mi	3/1.0 (+1)	1,438 (+17%)	4mo	$164,900	$115	28

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: 16.2%
• Equity multiple: 1.70×
• Total profit: $11,741
• Equity at exit: $8,946

10-year hold

• IRR: 28.6%
• Equity multiple: 4.23×
• Total profit: $54,336
• 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: 627
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,058 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$165
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $256

Break-even live

Break-even rent $734

Max offer price $60,000

Occupancy floor 71%

Sensitivity live

Price	-10% $298	-5% $277	+0% $256	+5% $236	+10% $215
Rent	-10% $173	-5% $215	+0% $256	+5% $298	+10% $340
Rate	-1.0pp $287	-0.5pp $272	base $256	+0.5pp $241	+1.0pp $225

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 Babylon Rd Shreveport, LA	3.0	1.0	1060	$1,165	$1.10	0d	1	0.38mi
7000 Fern Ave Shreveport, LA	1.0–2.0	1.0–2.0	777	$1,690	$2.17	0d	9	0.58mi
764 Saint Peter Blvd Shreveport, LA	3.0	1.0	847	$850	$1.00	6d	1	0.62mi
840 Drexel Dr Shreveport, LA	3.0	1.0	1190	$1,200	$1.01	6d	1	0.72mi
6407 Lexington Ave Shreveport, LA	3.0	1.0	1000	$997	$1.00	6d	1	0.88mi
6107 Henderson Ave Shreveport, LA	3.0	1.0	1121	$615	$0.55	6d	1	0.93mi
530 E 81st St Shreveport, LA	3.0	1.0	1298	$800	$0.62	116d	1	0.98mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	139d	1	1.04mi
3820 Fairfield Ave #90 Shreveport, LA	2.0	1.5	950	$1,050	$1.11	6d	1	1.24mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	139d	1	1.25mi
225 W 68th St Shreveport, LA	3.0	1.0	1057	$900	$0.85	4d	1	1.26mi
215 Sand Beach Blvd Shreveport, LA	1.0–2.0	1.0–2.0	814	$1,045	$1.28	0d	6	1.28mi
302 W 69th St Shreveport, LA	3.0	1.0	1147	$1,000	$0.87	4d	1	1.29mi
307 W 71st St Shreveport, LA	3.0	1.0	921	$625	$0.68	6d	1	1.32mi
4414 Akard Ave Shreveport, LA	3.0	1.0	1280	$1,400	$1.09	6d	1	1.35mi
318 W 68th St Shreveport, LA	2.0	1.0	900	$750	$0.83	6d	1	1.35mi
8455 Fern Ave Shreveport, LA	1.0–3.0	1.0–2.0	1105	$1,934	$1.75	0d	18	1.36mi
322 W 69th St Shreveport, LA	3.0	1.0	1028	$850	$0.83	6d	1	1.37mi
6051 Roma Dr Shreveport, LA	1.0–3.0	1.0–2.0	1132	$1,681	$1.48	0d	7	1.40mi

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. 2026-09-24
   days on market $60,000 Active 114 DOM
2. 2026-09-24
   days on market $60,000 Active 113 DOM
3. 2026-09-22
   days on market $60,000 Active 112 DOM
4. 2026-09-21
   days on market $60,000 Active 111 DOM
5. 2026-09-20
   days on market $60,000 Active 110 DOM
6. 2026-09-19
   days on market $60,000 Active 109 DOM
7. 2026-09-18
   days on market $60,000 Active 108 DOM
8. 2026-09-17
   days on market $60,000 Active 107 DOM
9. 2026-09-16
   days on market $60,000 Active 106 DOM
10. 2026-09-15
    days on market $60,000 Active 105 DOM
11. 2026-09-14
    days on market $60,000 Active 104 DOM
12. 2026-09-13
    days on market $60,000 Active 103 DOM
13. 2026-09-12
    days on market $60,000 Active 102 DOM
14. 2026-09-11
    days on market $60,000 Active 101 DOM
15. 2026-09-05
    days on market $60,000 Active 95 DOM
16. 2026-09-04
    days on market $60,000 Active 94 DOM
17. 2026-09-03
    days on market $60,000 Active 93 DOM
18. 2026-08-31
    days on market $60,000 Active 90 DOM
19. 2026-08-30
    days on market $60,000 Active 89 DOM
20. 2026-08-29
    days on market $60,000 Active 88 DOM
21. 2026-08-28
    days on market $60,000 Active 87 DOM
22. 2026-08-27
    days on market $60,000 Active 86 DOM
23. 2026-08-26
    days on market $60,000 Active 85 DOM
24. 2026-08-25
    days on market $60,000 Active 84 DOM
25. 2026-08-24
    days on market $60,000 Active 83 DOM
26. 2026-08-23
    days on market $60,000 Active 82 DOM
27. 2026-08-22
    days on market $60,000 Active 81 DOM
28. 2026-08-21
    days on market $60,000 Active 80 DOM
29. 2026-08-20
    days on market $60,000 Active 79 DOM
30. 2026-08-19
    days on market $60,000 Active 78 DOM
31. 2026-08-18
    days on market $60,000 Active 77 DOM
32. 2026-08-17
    days on market $60,000 Active 76 DOM
33. 2026-08-16
    days on market $60,000 Active 75 DOM
34. 2026-08-15
    days on market $60,000 Active 74 DOM
35. 2026-08-14
    days on market $60,000 Active 73 DOM
36. 2026-08-13
    days on market $60,000 Active 72 DOM
37. 2026-08-12
    days on market $60,000 Active 71 DOM
38. 2026-08-11
    days on market $60,000 Active 70 DOM
39. 2026-08-10
    days on market $60,000 Active 69 DOM
40. 2026-08-09
    days on market $60,000 Active 68 DOM
41. 2026-08-07
    days on market $60,000 Active 66 DOM
42. 2026-08-06
    days on market $60,000 Active 65 DOM
43. 2026-08-05
    days on market $60,000 Active 64 DOM
44. 2026-08-04
    days on market $60,000 Active 63 DOM
45. 2026-08-03
    days on market $60,000 Active 62 DOM
46. 2026-07-31
    days on market $60,000 Active 59 DOM
47. 2026-07-29
    days on market $60,000 Active 57 DOM
48. 2026-07-27
    days on market $60,000 Active 55 DOM
49. 2026-07-25
    days on market $60,000 Active 53 DOM
50. 2026-07-23
    days on market $60,000 Active 51 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: $12,698
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − HOA: −$1,980
• − Depreciation: −$1,745
• Taxable income: $2,380
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $2,505/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