2025 Horton Ave · Shreveport, LA 71105

$135,000

3 bd · 1.5 ba · 1,917 sqft · SingleFamily public records · 3 Days on market

Built 1960 10,542 sqft lot Est $211k · 36% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Investor Special in the Broadmoor, Dixie Garden Area! This 3 bedroom, 2 bath home offers 1,655 square feet of potential and is ready for its next owner to bring it back to life. Featuring two spacious living areas, a covered patio, and a functional floor plan, this property has the space with a mid century modern layout. This is an excellent opportunity for investors or buyers looking to build sweat equity. Plenty of potential, this property is a great candidate for renovation and value added improvements. Property is being sold as is. Seller will make no repairs. Due to the condition of the home, it will not qualify for FHA, VA, or other government backed financing. Conventional financing

Key facts

• Renovation
• Covered patio
• 0.24 acre lot

Tags

• TWO SPACIOUS LIVING AREAS
• COVERED PATIO
• FUNCTIONAL FLOOR PLAN
• MID CENTURY MODERN LAYOUT
• RENOVATION
• VALUE ADDED IMPROVEMENTS

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage; Additional parking
• Utilities: City water; City sewer; Cable available
• Home design: Single family residence; Attached property; One story
• Construction: Brick construction; Slab foundation; Built in 1960
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (primary bedroom on main level with ensuite bath)
• Bathrooms: 2 full bathrooms
• Interior features: Built-in features; Cable TV available; High-speed internet available; One living area; One dining area; Total rooms: 4; One level (single story)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.3% vs local median 5.6% 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); 148 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 31% of the median local income ($68k/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 $933 of loan paydown is wiped out by about $4k 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 + 3.9% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $135,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $210,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1914 Bayou Dr	0.20mi	3/2.0	2,004 (+4%)	2mo	$199,900	$100	80
115 Swedes Ave	0.35mi	3/2.0	1,950 (+2%)	3mo	$214,000	$110	77
2025 Horton Ave	0.00mi	3/2.0	1,655 (-14%)	0mo	$135,000	$82	75
106 Bruce Ave	0.35mi	3/2.0	1,827 (-5%)	2mo	$220,000	$120	72
505 Meadowbrook Ln	0.33mi	3/2.0	1,781 (-7%)	2mo	$99,000	$56	69
135 Carroll St	0.71mi	3/2.0	1,875 (-2%)	1mo	$232,500	$124	61
5822 River Rd	0.45mi	3/2.0	1,717 (-10%)	1mo	$239,000	$139	58
1521 Captain Shreve Dr	0.58mi	3/2.0	2,064 (+8%)	1mo	$175,000	$85	57
329 Tallow Ln	0.64mi	3/2.0	1,797 (-6%)	3mo	$194,000	$108	56
142 Maximilian Ln	0.71mi	3/2.0	2,030 (+6%)	1mo	$249,000	$123	54
305 Oriole Ln	0.48mi	4/2.0 (+1)	2,132 (+11%)	0mo	$215,000	$101	52
333 Levin Ln	0.52mi	3/2.0	1,658 (-14%)	1mo	$200,000	$121	51

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $8,833
• Equity at exit: $20,129

10-year hold

• IRR: 16.2%
• Equity multiple: 2.38×
• Total profit: $52,097
• Equity at exit: $11,672

Cash invested: $37,800 (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 71105

• Rents YoY: 3.9%
• Active inventory: 148
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$708
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $456

Break-even live

Break-even rent $1,177

Max offer price $135,000

Occupancy floor 69%

Sensitivity live

Price	-10% $532	-5% $494	+0% $456	+5% $418	+10% $379
Rent	-10% $317	-5% $386	+0% $456	+5% $525	+10% $594
Rate	-1.0pp $524	-0.5pp $490	base $456	+0.5pp $421	+1.0pp $385

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2033 Horton Ave Shreveport, LA	3.0	2.0	1681	$1,750	$1.04	22d	1	0.03mi
2011 Audubon Pl Shreveport, LA	3.0	2.0	1932	$1,800	$0.93	45d	1	0.14mi
119 Charles Ave Shreveport, LA	3.0	2.0	1518	$1,800	$1.19	45d	1	0.34mi
154 Southfield Rd Shreveport, LA	3.0	1.0	1258	$1,395	$1.11	45d	1	0.48mi
243 Justin Ave Shreveport, LA	3.0	1.0	1236	$1,400	$1.13	45d	1	0.59mi
1519 Audubon Pl Shreveport, LA	3.0	2.0	2596	$1,850	$0.71	22d	1	0.61mi
186 Charles Ave Shreveport, LA	3.0	1.0	1320	$1,675	$1.27	22d	1	0.66mi
204 Leo Ave Shreveport, LA	4.0	2.0	1846	$2,000	$1.08	14d	1	0.80mi
6122 Burgundy Dr Shreveport, LA	4.0	2.0	2222	$2,500	$1.13	45d	1	0.81mi
1105 Island Park Blvd Shreveport, LA	2.0–3.0	2.0	1280	$1,781	$1.39	14d	9	0.95mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $135,000 Pending 3 DOM
2. 2026-06-05
   remarks 699-char remark
3. 2026-06-05
   listed $135,000 Active 1 DOM

ⓘ 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: $1,990 · $166/mo
• Projected year-2 tax: $1,990 · $166/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 X · 72% 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: $21,050
• − Mortgage interest: −$7,562
• − Property taxes: −$1,990
• − Insurance: −$675
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$3,927
• Taxable income: $3,528
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $4,622/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

2 events — show timeline

• 2026-06-03 Listed $135,000 NTREIS
• 1996-11-06 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,990 · +0.4% YoY. Source: county tax records.