235 Vine St · Shreveport, LA 71101

$25,000

2 bd · 2.0 ba · 1,390 sqft · SingleFamily public records · 357 Days on market

Built 1920 5,009 sqft lot $18/sqft · 40% below area Est $42k · 40% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This property is a duplex that was converted back into a single dwelling. It is vacant currently. Please contact for more information.

Key facts

• 5,009 sq ft lot
• Parking
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($894 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.9% 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: 61 active listings in the ZIP; 39 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; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• At $894/mo this rent would consume 55% of the median local household income ($19k/yr) (locally 702% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $98 of equity ($173 loan paydown + $-75 appreciation (-0.3% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 3.57% ✓
• Cap rate: 32.90%
• Cash-on-cash: 95.03%
• DSCR: 5.23
• GRM: 2.3

CMA / ARV

• ARV (median comp): $41,585
• List price: $25,000
• Delta: -39.88%
• 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
131 Lister St	0.38mi	2/1.0	1,428 (+3%)	2mo	$140,000	$98	72
117 Lister St	0.40mi	3/1.0 (+1)	1,371 (-1%)	2mo	$160,000	$117	68
642 Egan St	0.46mi	2/1.0	1,390 (0%)	11mo	$25,000	$18	66
446 Merrick St	0.69mi	2/2.0	1,372 (-1%)	1mo	$55,000	$40	64
129 E Wichita St	0.62mi	2/1.0	1,342 (-4%)	3mo	$125,000	$93	59
108 Jordan St	0.34mi	2/1.0	1,297 (-7%)	14mo	$80,000	$62	57
131 Merrick St	0.74mi	2/1.0	1,433 (+3%)	2mo	$40,000	$28	55
509 Jordan St	0.35mi	3/1.0 (+1)	1,337 (-4%)	19mo	$25,000	$19	52
155 E Herndon St	0.54mi	3/1.5 (+1)	1,461 (+5%)	14mo	$115,000	$79	48
1105 Foster St	0.41mi	3/3.0 (+1)	1,202 (-14%)	2mo	$10,000	$8	48
154 E Wyandotte St	0.56mi	3/1.5 (+1)	1,264 (-9%)	6mo	$69,500	$55	47
406 College St	0.74mi	2/1.0	1,215 (-13%)	13mo	$50,000	$41	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 97.4%
• Equity multiple: 5.89×
• Total profit: $34,225
• Equity at exit: $6,885

10-year hold

• IRR: 98.7%
• Equity multiple: 12.17×
• Total profit: $78,156
• Equity at exit: $7,984

Cash invested: $7,000 (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 71101

• Home prices YoY: -0.4%
• Active inventory: 61
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $894 high
• Mortgage (P&I): −$131
• Tax from tax record: −$10 /mo · $120/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $554

Break-even live

Break-even rent $192

Max offer price $25,000

Occupancy floor 33%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	43d	1	0.24mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	13d	1	0.29mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	43d	1	0.29mi
1147 Cornwell Ave Unit 1 Shreveport, LA	3.0	2.0	1200	$895	$0.75	13d	1	0.43mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	13d	1	0.47mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	20d	1	0.49mi
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	20d	1	0.56mi
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	13d	1	0.72mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	43d	1	0.72mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	43d	1	0.72mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	43d	1	0.76mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	43d	1	0.77mi
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	44d	1	0.79mi
557 Merrick St Shreveport, LA	1.0	1.0	950	$725	$0.76	43d	1	0.80mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	0.81mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	43d	1	0.85mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	43d	1	0.87mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	20d	7	0.90mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	13d	1	0.90mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	43d	1	0.94mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	20d	1	0.95mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	43d	1	0.98mi
710 Crockett St Unit 716 Shreveport, LA	1.0	1.0	1250	$1,600	$1.28	20d	1	1.00mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	13d	1	1.04mi
819 Boulevard St Shreveport, LA	2.0	1.0	900	$800	$0.89	20d	1	1.06mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	13d	1	1.06mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	20d	1	1.10mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	20d	1	1.12mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	20d	1	1.12mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	20d	1	1.13mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	13d	2	1.14mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	20d	1	1.16mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,740	$1.88	13d	10	1.26mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	1.28mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	13d	1	1.36mi
314 Kings Hwy Shreveport, LA	1.0	1.0	1200	$700	$0.58	43d	1	1.38mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	43d	1	1.42mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	44d	1	1.42mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	43d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $25,000 Active 357 DOM
2. 2026-06-17
   days on market $25,000 Active 356 DOM
3. 2026-06-16
   days on market $25,000 Active 355 DOM
4. 2026-06-15
   days on market $25,000 Active 354 DOM
5. 2026-06-14
   days on market $25,000 Active 352 DOM
6. 2026-06-13
   days on market $25,000 Active 351 DOM
7. 2026-06-10
   days on market $25,000 Active 349 DOM
8. 2026-06-09
   days on market $25,000 Active 348 DOM
9. 2026-06-08
   days on market $25,000 Active 347 DOM
10. 2026-06-07
    days on market $25,000 Active 346 DOM
11. 2026-06-05
    days on market $25,000 Active 343 DOM
12. 2026-06-03
    days on market $25,000 Active 342 DOM
13. 2026-06-02
    days on market $25,000 Active 341 DOM
14. 2026-06-01
    days on market $25,000 Active 340 DOM
15. 2026-05-31
    days on market $25,000 Active 339 DOM
16. 2026-05-30
    days on market $25,000 Active 338 DOM
17. 2025-06-26
    listed $25,000 Active 134-char remark

    Show marketing remark (134 chars)

    This property is a duplex that was converted back into a single dwelling. It is vacant currently. Please contact for more information.

ⓘ 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: $120 · $10/mo
• Projected year-2 tax: $138 · $11/mo
• Expected delta: +$17/yr (+$1/mo · 14.4%)

ⓘ 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 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $10,722
• − Mortgage interest: −$1,400
• − Property taxes: −$120
• − Insurance: −$125
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$727
• Taxable income: $6,634
• Est. tax owed @ 24.0%: −$1,592
• After-tax cash flow: $5,060/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): 6,415
• Household income: $19,351
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 702.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 29% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Tagalog/Filipino 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: ▼ -0.30%
• Current HPI: 74.2131
• Rent YoY: —
• 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

• 2025-06-26 Listed $25,000 NTREIS

Property tax history

-0.3%/yr

Latest (2025): $120 · +0.4% YoY. Source: county tax records.