6504 Lexington Ave · Shreveport, LA 71106

$57,500

3 bd · 2.0 ba · 1,256 sqft · SingleFamily public records · 84 Days on market

Built 2002 6,273 sqft lot $46/sqft · 54% above area

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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
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant occupied home that was completely remodeled before tenant placement. Property has little to no deferred maintenance. Updates include all electrical, plumbing, water heater, and roof. Call Agent for showing.

Key facts

• Plumbing
• Roof
• Completely remodeled

Tags

• COMPLETELY REMODELED
• ALL ELECTRICAL
• PLUMBING
• WATER HEATER
• ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $54k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 fast (+7.5%/yr); 485 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent is only 15% 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 $398 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.78% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.55%
• DSCR: 2.40
• GRM: 4.7

CMA / ARV

• ARV (median comp): $37,380
• List price: $57,500
• Delta: 53.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6022 Fairfield Ave	0.41mi	3/2.0	1,150 (-8%)	6mo	$62,400	$54	61
840 Drexel Dr	0.46mi	3/1.0	1,190 (-5%)	20mo	$70,000	$59	50
842 Evangeline Pl	0.51mi	3/2.0	1,400 (+12%)	9mo	$75,000	$54	50
6013 Lexington Ave	0.41mi	3/1.0	1,345 (+7%)	20mo	$13,900	$10	48
5918 Henderson Ave	0.51mi	3/1.0	1,144 (-9%)	13mo	$45,000	$39	47
302 W 69th St	0.48mi	3/1.0	1,147 (-9%)	18mo	$42,500	$37	44
6002 Henderson Ave	0.45mi	3/1.0	1,080 (-14%)	13mo	$45,000	$42	41
6000 Henderson Ave	0.46mi	3/1.0	1,080 (-14%)	13mo	$45,000	$42	41
937 Evangeline Pl	0.40mi	3/1.0	1,099 (-12%)	22mo	$22,000	$20	38
913 Robinhood St	0.48mi	2/2.0 (-1)	1,107 (-12%)	18mo	$94,000	$85	38
359 W 73rd St	0.73mi	3/1.5	1,392 (+11%)	21mo	$67,900	$49	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: 31.4%
• Equity multiple: 2.40×
• Total profit: $22,507
• Equity at exit: $8,573

10-year hold

• IRR: 41.0%
• Equity multiple: 5.73×
• Total profit: $76,222
• Equity at exit: $4,972

Cash invested: $16,100 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,024 high
• Mortgage (P&I): −$302
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $423

Break-even live

Break-even rent $488

Max offer price $57,500

Occupancy floor 54%

Sensitivity live

Price	-10% $456	-5% $440	+0% $423	+5% $407	+10% $391
Rent	-10% $342	-5% $383	+0% $423	+5% $464	+10% $504
Rate	-1.0pp $452	-0.5pp $438	base $423	+0.5pp $408	+1.0pp $393

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	44d	1	0.43mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	44d	1	0.47mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	0.66mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	44d	1	1.02mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	14d	1	1.08mi
530 E 81st St Shreveport, LA	3.0	1.0	1298	$800	$0.62	21d	1	1.10mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	44d	1	1.16mi
638 Bringhurst Dr Shreveport, LA	3.0	1.5	1704	$1,200	$0.70	21d	1	1.17mi
702 Bringhurst Dr Shreveport, LA	3.0	1.5	1206	$1,100	$0.91	44d	1	1.19mi
720 Delaware St Shreveport, LA	3.0	2.0	1600	$1,800	$1.12	14d	1	1.28mi
323 W 83rd St Shreveport, LA	3.0	1.0	973	$750	$0.77	44d	1	1.28mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	14d	1	1.29mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	44d	1	1.40mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	44d	1	1.44mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	1.46mi
7000 Fern Ave Shreveport, LA	2.0	1.0–2.0	895	$1,605	$1.79	14d	6	1.48mi

Listing history 18 events

1. 2026-06-19
   price $57,500 Active 84 DOM
2. 2026-06-18
   days on market $60,500 Active 84 DOM
3. 2026-06-17
   days on market $60,500 Active 83 DOM
4. 2026-06-16
   days on market $60,500 Active 82 DOM
5. 2026-06-15
   days on market $60,500 Active 81 DOM
6. 2026-06-14
   days on market $60,500 Active 79 DOM
7. 2026-06-13
   days on market $60,500 Active 78 DOM
8. 2026-06-10
   days on market $60,500 Active 76 DOM
9. 2026-06-09
   days on market $60,500 Active 75 DOM
10. 2026-06-08
    days on market $60,500 Active 74 DOM
11. 2026-06-07
    days on market $60,500 Active 73 DOM
12. 2026-06-05
    days on market $60,500 Active 70 DOM
13. 2026-06-03
    days on market $60,500 Active 69 DOM
14. 2026-06-02
    days on market $60,500 Active 68 DOM
15. 2026-06-01
    days on market $60,500 Active 67 DOM
16. 2026-05-31
    days on market $60,500 Active 66 DOM
17. 2026-05-30
    days on market $60,500 Active 65 DOM
18. 2026-03-26
    listed $60,500 Active 213-char remark

    Show marketing remark (213 chars)

    Tenant occupied home that was completely remodeled before tenant placement. Property has little to no deferred maintenance. Updates include all electrical, plumbing, water heater, and roof. Call Agent for showing.

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $718 · $60/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,283
• − Mortgage interest: −$3,221
• − Property taxes: −$718
• − Insurance: −$288
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$1,673
• Taxable income: $4,419
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $4,019/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): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1333.0

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: 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%

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

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

1 event — show timeline

• 2026-03-26 Listed $60,500 NTREIS

Property tax history

+0.1%/yr

Latest (2025): $718 · +0.4% YoY. Source: county tax records.