159 Kayla St · Shreveport, LA 71105

$165,000

3 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 104 Days on market

Built 1960 9,757 sqft lot $115/sqft · 6% below area Est $198k · 16% under

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Why this score? — see what drove the C 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 +21.7/30.0
• ARV discount +14.9/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming ranch style property offering 1,605 square feet with 3 bedrooms and 1 bathroom, located in the highly desirable Broadmoor Terrace neighborhood. Built in 1960, this home sits in a quiet but well established community while still being conveniently close to shopping, dining, and everyday amenities. The location is hard to beat with easy access to Barksdale Air Force Base and LSUS, and schools within walking distance. Inside, the home offers a functional layout with comfortable living spaces and plenty of potential to make it your own. The kitchen features spacious countertops and a charming peninsula that provides additional storage and workspace, all conveniently located next to the main dining area. One of the three bedrooms could easily serve as a home office, hobby room, or flex space depending on your needs. Major updates include a new roof installed in 2022 and a new water heater. Step outside to enjoy the spacious backyard and paved patio area, perfect for entertaining guests, relaxing outdoors, or creating your own backyard retreat. This home offers character, convenience, and a fantastic location all in one. Schedule your showing today and come see everything this Broadmoor Terrace home has to offer.

Key facts

• Spacious backyard
• Spacious countertops
• Charming peninsula

Tags

• BROADMOOR TERRACE NEIGHBORHOOD
• SPACIOUS COUNTERTOPS
• CHARMING PENINSULA
• NEW ROOF INSTALLED
• NEW WATER HEATER
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/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 $160k (2.8% below list).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.7% 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: Rents rising (+3.9%/yr); 149 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 104 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
8. 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.
9. 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: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $197,601
• List price: $165,000
• Delta: -16.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
343 Bellmead St	0.50mi	3/1.0	1,438 (+1%)	1mo	$164,900	$115	75
309 E Southfield Rd	0.64mi	3/2.0	1,416 (-1%)	1mo	$165,000	$117	64
180 Charles Ave	0.33mi	3/1.0	1,606 (+12%)	2mo	$179,995	$112	63
114 Kings Xing	0.38mi	2/2.0 (-1)	1,541 (+8%)	3mo	$232,000	$151	58
313 Fontaine St	0.42mi	3/2.0	1,268 (-11%)	0mo	$198,900	$157	57
341 Oriole Ln	0.68mi	3/1.5	1,342 (-6%)	0mo	$194,900	$145	56
174 Lynn Ave	0.56mi	3/2.0	1,550 (+8%)	1mo	$199,000	$128	55
127 Vidor Ln	0.40mi	2/2.0 (-1)	1,563 (+9%)	3mo	$244,500	$156	54
308 Fontaine St	0.41mi	3/2.0	1,253 (-12%)	2mo	$169,900	$136	54
258 Carrollton Ave	0.58mi	3/2.0	1,592 (+11%)	1mo	$229,000	$144	49
4350 Finley Dr	0.68mi	3/2.0	1,608 (+12%)	1mo	$200,000	$124	42
6121 Kathy Ln	0.67mi	4/2.0 (+1)	1,636 (+14%)	1mo	$139,900	$86	35

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-9,156
• Equity at exit: $24,602

10-year hold

• IRR: 5.3%
• Equity multiple: 1.41×
• Total profit: $18,898
• Equity at exit: $14,266

Cash invested: $46,200 (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 71105

• Rents YoY: 3.9%
• Active inventory: 149
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$865
• Tax from tax record: −$80 /mo · $954/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $253

Break-even live

Break-even rent $1,283

Max offer price $165,000

Occupancy floor 79%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
186 Charles Ave Shreveport, LA	3.0	1.0	1320	$1,675	$1.27	21d	1	0.34mi
154 Southfield Rd Shreveport, LA	3.0	1.0	1258	$1,395	$1.11	44d	1	0.36mi
243 Justin Ave Shreveport, LA	3.0	1.0	1236	$1,400	$1.13	44d	1	0.40mi
119 Charles Ave Shreveport, LA	3.0	2.0	1518	$1,800	$1.19	44d	1	0.53mi
216 Pennsylvania Ave Shreveport, LA	3.0	1.0	1199	$1,250	$1.04	21d	1	0.66mi
204 Leo Ave Shreveport, LA	4.0	2.0	1846	$2,000	$1.08	13d	1	0.83mi
2033 Horton Ave Shreveport, LA	3.0	2.0	1681	$1,750	$1.04	21d	1	0.83mi
7000 Fern Ave Shreveport, LA	2.0	1.0–2.0	895	$1,605	$1.79	13d	6	1.17mi
7800 Youree Dr Shreveport, LA	1.0–3.0	1.0–2.0	1031	$1,724	$1.67	13d	41	1.50mi

Listing history 38 events

1. 2026-06-18
   days on market $165,000 Active 104 DOM
2. 2026-06-17
   days on market $165,000 Active 103 DOM
3. 2026-06-16
   days on market $165,000 Active 102 DOM
4. 2026-06-15
   days on market $165,000 Active 101 DOM
5. 2026-06-14
   days on market $165,000 Active 99 DOM
6. 2026-06-13
   days on market $165,000 Active 98 DOM
7. 2026-06-10
   days on market $165,000 Active 96 DOM
8. 2026-06-09
   days on market $165,000 Active 95 DOM
9. 2026-06-08
   days on market $165,000 Active 94 DOM
10. 2026-06-07
    days on market $165,000 Active 93 DOM
11. 2026-06-05
    days on market $165,000 Active 90 DOM
12. 2026-06-03
    days on market $165,000 Active 89 DOM
13. 2026-06-02
    days on market $165,000 Active 88 DOM
14. 2026-06-01
    days on market $165,000 Active 87 DOM
15. 2026-05-31
    days on market $165,000 Active 86 DOM
16. 2026-05-30
    days on market $165,000 Active 85 DOM
17. 2026-04-29
    price $165,000 1268-char remark

    Show marketing remark (1268 chars)

    Welcome home to this charming ranch style property offering 1,605 square feet with 3 bedrooms and 1 bathroom, located in the highly desirable Broadmoor Terrace neighborhood. Built in 1960, this home sits in a quiet but well established community while still being conveniently close to shopping, dining, and everyday amenities. The location is hard to beat with easy access to Barksdale Air Force Base and LSUS, and schools within walking distance. Inside, the home offers a functional layout with comfortable living spaces and plenty of potential to make it your own. The kitchen features spacious countertops and a charming peninsula that provides additional storage and workspace, all conveniently located next to the main dining area. One of the three bedrooms could easily serve as a home office, hobby room, or flex space depending on your needs. Major updates include a new roof installed in 2022 and a new water heater. Step outside to enjoy the spacious backyard and paved patio area, perfect for entertaining guests, relaxing outdoors, or creating your own backyard retreat. This home offers character, convenience, and a fantastic location all in one. Schedule your showing today and come see everything this Broadmoor Terrace home has to offer.

18. 2026-03-06
    listed $169,000 Active 1268-char remark

    Show marketing remark (1268 chars)

    Welcome home to this charming ranch style property offering 1,605 square feet with 3 bedrooms and 1 bathroom, located in the highly desirable Broadmoor Terrace neighborhood. Built in 1960, this home sits in a quiet but well established community while still being conveniently close to shopping, dining, and everyday amenities. The location is hard to beat with easy access to Barksdale Air Force Base and LSUS, and schools within walking distance. Inside, the home offers a functional layout with comfortable living spaces and plenty of potential to make it your own. The kitchen features spacious countertops and a charming peninsula that provides additional storage and workspace, all conveniently located next to the main dining area. One of the three bedrooms could easily serve as a home office, hobby room, or flex space depending on your needs. Major updates include a new roof installed in 2022 and a new water heater. Step outside to enjoy the spacious backyard and paved patio area, perfect for entertaining guests, relaxing outdoors, or creating your own backyard retreat. This home offers character, convenience, and a fantastic location all in one. Schedule your showing today and come see everything this Broadmoor Terrace home has to offer.

19. 2026-03-03
    historical
20. 2025-12-30
    price $169,000
21. 2025-12-30
    price $269,000
22. 2025-12-17
    price $171,500
23. 2025-11-24
    price $175,000
24. 2025-10-10
    price $180,000
25. 2025-09-16
    price $193,000
26. 2025-09-02
    listed $203,000 Active
27. 2022-12-02
    soldstatus Closed
28. 2022-12-02
    soldstatus $155,000
29. 2022-11-04
    status Pending
30. 2022-10-23
    historical Active Contingent
31. 2022-10-15
    status Active
32. 2022-09-27
    historical Active Contingent
33. 2022-09-20
    status Active
34. 2022-09-10
    historical Active Contingent
35. 2022-09-06
    listed $155,000 Active
36. 2011-01-31
    soldstatus $112,000
37. 2010-11-12
    soldstatus $114,356
38. 2010-09-30
    soldstatus $77,080

ⓘ 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: $954 · $80/mo
• Projected year-2 tax: $954 · $80/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 1/10 Low FEMA zone X · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,241
• − Mortgage interest: −$9,243
• − Property taxes: −$954
• − Insurance: −$825
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$4,800
• Taxable income: $340
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,956/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

+114.1% since first listed

22 events — show timeline

• 2026-04-29 Price Changed $165,000 NTREIS
• 2026-03-06 Listed $169,000 NTREIS
• 2026-03-03 Listing Removed — NTREIS
• 2025-12-30 Price Changed $169,000 NTREIS
• 2025-12-30 Price Changed $269,000 NTREIS
• 2025-12-17 Price Changed $171,500 NTREIS
• 2025-11-24 Price Changed $175,000 NTREIS
• 2025-10-10 Price Changed $180,000 NTREIS
• 2025-09-16 Price Changed $193,000 NTREIS
• 2025-09-02 Listed $203,000 NTREIS
• 2022-12-02 Sold (Public Records) $155,000 Public Records
• 2022-12-02 Sold (MLS) — NTREIS
• 2022-11-04 Pending — NTREIS
• 2022-10-23 Contingent — NTREIS
• 2022-10-15 Relisted — NTREIS
• 2022-09-27 Contingent — NTREIS
• 2022-09-20 Relisted — NTREIS
• 2022-09-10 Contingent — NTREIS
• 2022-09-06 Listed $155,000 NTREIS
• 2011-01-31 Sold (Public Records) $112,000 Public Records
• 2010-11-12 Sold (Public Records) $114,356 Public Records
• 2010-09-30 Sold (Public Records) $77,080 Public Records

Property tax history

-5.3%/yr

Latest (2025): $954 · +0.4% YoY. Source: county tax records.