2611 Vivian St · Shreveport, LA 71108

$35,000

2 bd · 1.0 ba · 740 sqft · SingleFamily public records · 236 Days on market

Built 1970 5,401 sqft lot $47/sqft · 6% above area Est $45k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Currently tenant occupied. PLEASE DO NOT DISTURB THE TENANT without showing request. Investment Package Available with other homes! Please contact for additional details. See Private Notes.

Key facts

• 5,401 sq ft lot
• Built 1970
• Listed 236 days

🏷️ Possibly a rental listed for sale. The $35,000 price doesn't fit this home's estimated sale value (~$44,517) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($696 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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 (+2.4%/yr); 138 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $242 of loan paydown is wiped out by about $1k 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 + 2.4% rent growth), your $10k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. 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: 1.99% ✓
• Cap rate: 17.27%
• Cash-on-cash: 39.19%
• DSCR: 2.74
• GRM: 4.2

CMA / ARV

• ARV (median comp): $44,517
• List price: $35,000
• Delta: -21.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3007 Boone St	0.40mi	2/1.0	750 (+1%)	7mo	$18,500	$25	73
5219 Kent Ave	0.27mi	2/1.0	782 (+6%)	17mo	$27,500	$35	64
5018 Werner	0.34mi	2/1.0	796 (+8%)	17mo	$34,800	$44	57
3035 Midway St	0.57mi	2/1.0	792 (+7%)	8mo	$12,000	$15	55
2946 Midway St	0.52mi	2/1.0	822 (+11%)	6mo	$22,500	$27	52
4112 Belmont St	0.57mi	2/1.0	773 (+4%)	22mo	$20,000	$26	48
1840 Clanton St	0.73mi	2/1.0	700 (-5%)	11mo	$29,000	$41	48
3101 Syphon St	0.49mi	2/1.0	840 (+14%)	10mo	$10,000	$12	47
3127 Lindholm St	0.55mi	2/1.0	810 (+10%)	16mo	$59,500	$73	45
3106 Desoto St	0.73mi	2/1.0	700 (-5%)	23mo	$22,500	$32	38
2506 Quinton St	0.74mi	3/1.0 (+1)	840 (+14%)	20mo	$17,700	$21	21

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.65×
• Total profit: $6,378
• Equity at exit: $5,219

10-year hold

• IRR: 24.4%
• Equity multiple: 3.05×
• Total profit: $20,080
• Equity at exit: $3,026

Cash invested: $9,800 (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 →

ZIP-level market 71108

• Rents YoY: 2.4%
• Active inventory: 138
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $696 high
• Mortgage (P&I): −$184
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$15
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$146
• Net cashflow: $195

Break-even live

Break-even rent $450

Max offer price $35,000

Occupancy floor 67%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	43d	1	0.15mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	21d	1	0.67mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	0.95mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	1.09mi
1524 W 59th St Shreveport, LA	1.0	1.0	500	$600	$1.20	13d	1	1.18mi

Listing history 21 events

1. 2026-06-18
   days on market $35,000 Active 236 DOM
2. 2026-06-17
   days on market $35,000 Active 235 DOM
3. 2026-06-16
   days on market $35,000 Active 234 DOM
4. 2026-06-15
   days on market $35,000 Active 233 DOM
5. 2026-06-14
   days on market $35,000 Active 231 DOM
6. 2026-06-13
   days on market $35,000 Active 230 DOM
7. 2026-06-10
   days on market $35,000 Active 228 DOM
8. 2026-06-09
   days on market $35,000 Active 227 DOM
9. 2026-06-08
   days on market $35,000 Active 226 DOM
10. 2026-06-07
    days on market $35,000 Active 225 DOM
11. 2026-06-05
    days on market $35,000 Active 222 DOM
12. 2026-06-03
    days on market $35,000 Active 221 DOM
13. 2026-06-02
    days on market $35,000 Active 220 DOM
14. 2026-06-01
    days on market $35,000 Active 219 DOM
15. 2026-05-31
    days on market $35,000 Active 218 DOM
16. 2026-05-30
    days on market $35,000 Active 217 DOM
17. 2026-03-16
    status Active 190-char remark

    Show marketing remark (190 chars)

    Currently tenant occupied. PLEASE DO NOT DISTURB THE TENANT without showing request. Investment Package Available with other homes! Please contact for additional details. See Private Notes.

18. 2026-02-16
    historical Active Contingent 190-char remark

    Show marketing remark (190 chars)

    Currently tenant occupied. PLEASE DO NOT DISTURB THE TENANT without showing request. Investment Package Available with other homes! Please contact for additional details. See Private Notes.

19. 2025-10-25
    listed $35,000 Active 190-char remark

    Show marketing remark (190 chars)

    Currently tenant occupied. PLEASE DO NOT DISTURB THE TENANT without showing request. Investment Package Available with other homes! Please contact for additional details. See Private Notes.

20. 2012-12-28
    soldstatus $1,044,750
21. 1996-04-30
    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: $382 · $32/mo
• Projected year-2 tax: $382 · $32/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 6/10 Major FEMA zone A · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,355
• − Mortgage interest: −$1,961
• − Property taxes: −$382
• − Insurance: −$1,678
• − Repairs & maintenance: −$668
• − Management: −$668
• − Depreciation: −$1,018
• Taxable income: $1,979
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $1,863/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): 18,072
• Household income: $32,055
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 1526.0

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 Black (83%)
• Race & ethnicity: Black 83% White 11% Hispanic / Latino 4% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -58.98%
• Current HPI: 58.1377
• Rent YoY: ▲ 2.37%
• 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

-96.6% since first listed

5 events — show timeline

• 2026-03-16 Relisted — NTREIS
• 2026-02-16 Contingent — NTREIS
• 2025-10-25 Listed $35,000 NTREIS
• 2012-12-28 Sold (Public Records) $1,044,750 Public Records
• 1996-04-30 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $382 · +0.4% YoY. Source: county tax records.