10038 Alondra St · Shreveport, LA 71115

$174,500

3 bd · 3.0 ba · 1,702 sqft · Townhouse public records · 69 Days on market

Built 1978 1,830 sqft lot $103/sqft · at area comps Est $178k · at est. $202/mo HOA · 12% of rent

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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 +13.8/30.0
• ARV discount +8.4/15.0
• 1% rule +4.9/10.0
• DSCR +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this stunning, fully updated townhome that truly feels brand new! Featuring fresh paint throughout, new quartz countertops, modern fixtures, updated lighting, luxury vinyl plank flooring, and plush new carpet—every detail has been thoughtfully refreshed. The spacious, open-concept floor plan is perfect for both everyday living and entertaining. Upstairs, you’ll find three generously sized bedrooms and two full bathrooms, while a convenient powder room is located downstairs for guests. Enjoy peace of mind with major upgrades including a brand-new HVAC system, range, dishwasher, and garbage disposal. Outside, relax or entertain in your large, fenced-in patio area. The property also includes covered parking for two vehicles, along with additional parking available along Kings Highway. Great storage space inside and out! If you’re looking for a truly turnkey, move-in ready home with modern finishes and ample space, this is the one!

Key facts

• Quartz countertops
• Covered parking
• Fenced in patio area

Tags

• UPDATED TOWNHOME
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• FENCED IN PATIO AREA
• BRAND NEW HVAC SYSTEM
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $174k.

Deal economics

• At list price, monthly cash flow is $15 ($175/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 $173k (0.9% below list).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.

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 flat; 105 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 69 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $174k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,030 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 8.4

CMA / ARV

• ARV (median comp): $177,960
• List price: $174,500
• Delta: -1.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Carson Dr	0.09mi	3/2.5	1,723 (+1%)	0mo	$164,900	$96	92
10061 Alondra St	0.07mi	3/2.5	1,670 (-2%)	3mo	$179,900	$108	90
102 Hammerly Dr	0.09mi	3/2.5	1,724 (+1%)	4mo	$155,000	$90	88
10035 Stratmore Cir	0.12mi	3/2.5	1,685 (-1%)	3mo	$129,900	$77	88
305 Stratmore Dr	0.20mi	3/2.5	1,672 (-2%)	1mo	$155,000	$93	85
10005 Saratoga Dr	0.25mi	3/2.5	1,592 (-6%)	3mo	$178,000	$112	74
10005 Georgetown Dr	0.24mi	3/2.5	1,820 (+7%)	3mo	$169,900	$93	72
42 Settlers Bnd	0.26mi	3/2.5	1,563 (-8%)	3mo	$199,900	$128	70
311 Stratmore Dr #168	0.21mi	2/2.0 (-1)	1,545 (-9%)	0mo	$189,000	$122	65
10323 Monet Dr	0.24mi	3/2.0	1,487 (-13%)	1mo	$143,000	$96	63
10302 Loma Vista Dr	0.19mi	3/2.0	1,464 (-14%)	3mo	$150,000	$102	61
11 Chimney Stone Way	0.33mi	3/2.0	1,490 (-12%)	2mo	$168,500	$113	58

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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.34×
• Total profit: $-32,186
• Equity at exit: $26,019

10-year hold

• IRR: -21.1%
• Equity multiple: 0.07×
• Total profit: $-45,527
• Equity at exit: $15,088

Cash invested: $48,860 (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 71115

• Home prices YoY: -26.5%
• Rents YoY: 0.1%
• Active inventory: 105
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$915
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$73
• HOA: −$202
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $15

Break-even live

Break-even rent $1,710

Max offer price $174,500

Occupancy floor 94%

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10018 Artesia Dr Shreveport, LA	3.0	2.5	1875	$1,500	$0.80	43d	1	0.16mi
119 Stratmore Dr Shreveport, LA	4.0	3.0	2019	$2,200	$1.09	21d	1	0.16mi
9993 Smugglers Cove Ln Shreveport, LA	2.0	1.5	1339	$1,500	$1.12	13d	1	0.18mi
9913 Dagger Point Ln Shreveport, LA	2.0	2.5	1296	$1,350	$1.04	43d	1	0.19mi
9990 Smugglers Cove Ln Shreveport, LA	2.0	1.5	1267	$1,550	$1.22	43d	1	0.19mi
10305 Monet Dr Shreveport, LA	3.0	2.5	1533	$1,600	$1.04	21d	1	0.19mi
10327 Loma Vista Dr Unit 10327 Shreveport, LA	3.0	2.5	1474	$1,590	$1.08	21d	1	0.20mi
10014 Stratmore Cir Unit 10014 Shreveport, LA	3.0	2.5	1824	$1,600	$0.88	13d	1	0.21mi
10139 Carlsbad Dr Shreveport, LA	3.0	2.0	1464	$1,800	$1.23	43d	1	0.22mi
184 Riverbrooke Dr Shreveport, LA	3.0	2.0	1620	$2,000	$1.23	21d	1	0.23mi
10142 Carlsbad Dr Shreveport, LA	3.0	2.5	1500	$1,400	$0.93	21d	1	0.24mi
409 Persimmon Dr Shreveport, LA	3.0	2.0	1800	$1,900	$1.06	21d	1	0.35mi
9505 Balsa Dr Shreveport, LA	3.0	2.5	1744	$1,900	$1.09	13d	1	0.53mi
8820 Beau Chene Dr Shreveport, LA	4.0	2.0	1932	$2,500	$1.29	43d	1	0.79mi
522 S Dresden Ct Shreveport, LA	4.0	3.0	1975	$1,930	$0.98	13d	1	1.06mi
8117 Captain Mary Miller Dr Shreveport, LA	3.0	2.0	1780	$2,200	$1.24	43d	1	1.19mi
293 Eagle Bend Way Shreveport, LA	3.0	2.0	1800	$2,025	$1.12	43d	1	1.45mi

HOA detail

• Monthly dues: $202 · $2,424/yr
• Likely covers: trash

Listing history 21 events

1. 2026-06-18
   days on market $174,500 Active 69 DOM
2. 2026-06-17
   days on market $174,500 Active 68 DOM
3. 2026-06-16
   days on market $174,500 Active 67 DOM
4. 2026-06-15
   days on market $174,500 Active 66 DOM
5. 2026-06-14
   days on market $174,500 Active 64 DOM
6. 2026-06-13
   days on market $174,500 Active 63 DOM
7. 2026-06-10
   days on market $174,500 Active 61 DOM
8. 2026-06-09
   days on market $174,500 Active 60 DOM
9. 2026-06-08
   days on market $174,500 Active 59 DOM
10. 2026-06-07
    days on market $174,500 Active 58 DOM
11. 2026-06-05
    days on market $174,500 Active 55 DOM
12. 2026-06-03
    days on market $174,500 Active 54 DOM
13. 2026-06-02
    days on market $174,500 Active 53 DOM
14. 2026-06-01
    days on market $174,500 Active 52 DOM
15. 2026-05-31
    days on market $174,500 Active 51 DOM
16. 2026-05-30
    days on market $174,500 Active 50 DOM
17. 2026-05-11
    historical Active Contingent 976-char remark

    Show marketing remark (976 chars)

    Step into this stunning, fully updated townhome that truly feels brand new! Featuring fresh paint throughout, new quartz countertops, modern fixtures, updated lighting, luxury vinyl plank flooring, and plush new carpet—every detail has been thoughtfully refreshed. The spacious, open-concept floor plan is perfect for both everyday living and entertaining. Upstairs, you’ll find three generously sized bedrooms and two full bathrooms, while a convenient powder room is located downstairs for guests. Enjoy peace of mind with major upgrades including a brand-new HVAC system, range, dishwasher, and garbage disposal. Outside, relax or entertain in your large, fenced-in patio area. The property also includes covered parking for two vehicles, along with additional parking available along Kings Highway. Great storage space inside and out! If you’re looking for a truly turnkey, move-in ready home with modern finishes and ample space, this is the one!

18. 2026-05-05
    price $174,500 976-char remark

    Show marketing remark (976 chars)

    Step into this stunning, fully updated townhome that truly feels brand new! Featuring fresh paint throughout, new quartz countertops, modern fixtures, updated lighting, luxury vinyl plank flooring, and plush new carpet—every detail has been thoughtfully refreshed. The spacious, open-concept floor plan is perfect for both everyday living and entertaining. Upstairs, you’ll find three generously sized bedrooms and two full bathrooms, while a convenient powder room is located downstairs for guests. Enjoy peace of mind with major upgrades including a brand-new HVAC system, range, dishwasher, and garbage disposal. Outside, relax or entertain in your large, fenced-in patio area. The property also includes covered parking for two vehicles, along with additional parking available along Kings Highway. Great storage space inside and out! If you’re looking for a truly turnkey, move-in ready home with modern finishes and ample space, this is the one!

19. 2026-04-10
    listed $179,500 Active 976-char remark

    Show marketing remark (976 chars)

    Step into this stunning, fully updated townhome that truly feels brand new! Featuring fresh paint throughout, new quartz countertops, modern fixtures, updated lighting, luxury vinyl plank flooring, and plush new carpet—every detail has been thoughtfully refreshed. The spacious, open-concept floor plan is perfect for both everyday living and entertaining. Upstairs, you’ll find three generously sized bedrooms and two full bathrooms, while a convenient powder room is located downstairs for guests. Enjoy peace of mind with major upgrades including a brand-new HVAC system, range, dishwasher, and garbage disposal. Outside, relax or entertain in your large, fenced-in patio area. The property also includes covered parking for two vehicles, along with additional parking available along Kings Highway. Great storage space inside and out! If you’re looking for a truly turnkey, move-in ready home with modern finishes and ample space, this is the one!

20. 2026-01-29
    soldstatus $90,000
21. 1978-02-15
    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: $1,935 · $161/mo
• Projected year-2 tax: $1,935 · $161/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 3/10 Moderate FEMA zone X · 17% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,744
• − Mortgage interest: −$9,775
• − Property taxes: −$1,935
• − Insurance: −$872
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$2,424
• − Depreciation: −$5,076
• Taxable loss: −$2,658
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $812/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): 14,413
• Household income: $65,509
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 582.0

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 (66%)
• Race & ethnicity: White 66% Black 21% Two or more races 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 2% Slovak 1%
• Foreign-born: 6% · China, Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

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: ▼ -45.95%
• Current HPI: 127.4874
• Rent YoY: ▲ 0.07%
• 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

+93.9% since first listed

5 events — show timeline

• 2026-05-11 Contingent — NTREIS
• 2026-05-05 Price Changed $174,500 NTREIS
• 2026-04-10 Listed $179,500 NTREIS
• 2026-01-29 Sold (Public Records) $90,000 Public Records
• 1978-02-15 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,935 · +0.4% YoY. Source: county tax records.