810 Pine Tree Dr · Shreveport, LA 71106

$50,000

3 bd · 1.5 ba · 1,069 sqft · SingleFamily public records · 34 Days on market

Built 1966 8,451 sqft lot $47/sqft · at area comps Est $51k · at est.

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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 +8.3/15.0
• 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

Property is to be sold as a package with 2918 Midway 20929267 for $60,000. Property is currently tenant occupied and requires 24 hour notice for showing. This property is currently income producing and rents for $625 per month. Please do not disturb tenants.

Key facts

• 8,451 sq ft lot
• Parking
• Built 1966

Property features AI

Finance

• Other: Multi-parcel ID: Yes
• Financial info: No second mortgage listed; Listing treated as clear loan type
• HOA & community: No homeowners association

Exterior

• Parking: Carport (1 covered/carport space)
• Security: No security features listed
• Utilities: City water; City sewer; Electricity available; Individual gas meter; Individual water meter; Not in a municipal utility district
• Home design: Single-family residence; One level; Residential property
• Construction: Built in 1966
• Exterior features: Lot under 0.5 acre (approximately 0.194 acre); Subdivision: Pine Tree Acres Sub; Asphalt access

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms total; Primary bedroom (level 1) — approx. 10 x 10
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom; 1 half bathroom (total bathrooms: 2)
• Heating & cooling: No heating or cooling information provided
• Interior features: Eat-in kitchen; One living area; One dining area; Total of 2 main rooms listed
• Laundry & utility: No specific laundry/utility features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: Rents rising fast (+7.5%/yr); 485 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $346 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago 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

• Climate carrying-cost: major wind risk, 69% 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.99% ✓
• Cap rate: 16.87%
• Cash-on-cash: 37.76%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $50,934
• List price: $50,000
• Delta: -1.83%
• 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
7135 Wyngate Blvd	0.16mi	3/1.0	1,124 (+5%)	4mo	$51,950	$46	78
7123 Wyngate Blvd	0.19mi	3/1.0	1,146 (+7%)	2mo	$35,000	$31	75
7003 Sherwood Cir	0.33mi	3/1.0	1,059 (-1%)	8mo	$40,000	$38	75
422 W 76th St	0.51mi	3/1.0	1,068 (-0%)	2mo	$27,900	$26	73
841 Huntington Ln	0.27mi	3/2.0	1,115 (+4%)	9mo	$24,900	$22	70
606 Bringhurst Dr	0.33mi	3/2.0	1,079 (+1%)	13mo	$29,900	$28	70
533 W 77th St	0.37mi	3/1.0	1,162 (+9%)	4mo	$24,000	$21	63
628 Harrison St	0.33mi	3/1.0	999 (-6%)	14mo	$19,800	$20	60
355 W 75th St	0.62mi	3/1.5	1,085 (+2%)	11mo	$57,900	$53	60
535 Browning St	0.53mi	3/1.0	1,117 (+4%)	8mo	$35,000	$31	59
431 Melrose St	0.58mi	2/1.0 (-1)	1,177 (+10%)	9mo	$40,000	$34	42
618 W 67th St	0.59mi	3/2.0	952 (-11%)	15mo	$27,500	$29	40

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: 38.8%
• Equity multiple: 2.76×
• Total profit: $24,698
• Equity at exit: $7,455

10-year hold

• IRR: 47.5%
• Equity multiple: 6.64×
• Total profit: $78,993
• Equity at exit: $4,323

Cash invested: $14,000 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $996 high
• Mortgage (P&I): −$262
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $441

Break-even live

Break-even rent $439

Max offer price $50,000

Occupancy floor 51%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7224 Union Ave Shreveport, LA	2.0	1.0	735	$625	$0.85	13d	1	0.17mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	43d	1	0.20mi
702 Bringhurst Dr Shreveport, LA	3.0	1.5	1206	$1,100	$0.91	43d	1	0.24mi
622 W 75th St Shreveport, LA	2.0	1.0	833	$800	$0.96	20d	1	0.27mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	43d	1	0.35mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	43d	1	0.46mi
629 Woodmont Pl Shreveport, LA	3.0	1.0	1431	$1,295	$0.90	44d	1	0.71mi
7504 W Canal Blvd Shreveport, LA	3.0	1.0	1388	$1,150	$0.83	43d	1	0.76mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	20d	1	0.79mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	20d	1	0.83mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	43d	1	0.84mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	20d	1	0.85mi
570 Sally Ann Dr Shreveport, LA	3.0	1.0	1082	$825	$0.76	13d	1	0.85mi
323 W 83rd St Shreveport, LA	3.0	1.0	973	$750	$0.77	43d	1	0.86mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	0.90mi
3306 Valley View Dr Shreveport, LA	3.0	1.0	1300	$1,150	$0.88	20d	1	1.05mi
8902 Coyth Ln Shreveport, LA	3.0	2.0	1082	$1,200	$1.11	43d	1	1.05mi
3437 Red Bud Ln Shreveport, LA	3.0	1.5	1393	$1,200	$0.86	20d	1	1.25mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	43d	1	1.28mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	20d	1	1.29mi

Listing history 32 events

1. 2026-06-18
   days on market $50,000 Active 34 DOM
2. 2026-06-17
   days on market $50,000 Active 33 DOM
3. 2026-06-16
   days on market $50,000 Active 32 DOM
4. 2026-06-15
   days on market $50,000 Active 31 DOM
5. 2026-06-14
   days on market $50,000 Active 29 DOM
6. 2026-06-13
   days on market $50,000 Active 28 DOM
7. 2026-06-10
   days on market $50,000 Active 26 DOM
8. 2026-06-09
   days on market $50,000 Active 25 DOM
9. 2026-06-08
   days on market $50,000 Active 24 DOM
10. 2026-06-07
    days on market $50,000 Active 23 DOM
11. 2026-06-05
    days on market $50,000 Active 20 DOM
12. 2026-06-03
    days on market $50,000 Active 19 DOM
13. 2026-06-02
    days on market $50,000 Active 18 DOM
14. 2026-06-01
    days on market $50,000 Active 17 DOM
15. 2026-05-31
    days on market $50,000 Active 16 DOM
16. 2026-05-30
    days on market $50,000 Active 15 DOM
17. 2026-05-15
    listed $50,000 Active 259-char remark
18. 2026-05-04
    historical
19. 2025-07-28
    price $48,500
20. 2025-07-15
    price $50,000
21. 2025-07-11
    status Active
22. 2025-07-06
    historical Active Contingent
23. 2025-06-25
    price $53,000
24. 2025-05-08
    listed $55,000 Active
25. 2021-09-29
    historical
26. 2021-09-16
    status Active
27. 2021-09-12
    status Pending
28. 2021-09-03
    listed $50,000 Active
29. 2013-07-15
    soldstatus $417,200
30. 2011-10-31
    soldstatus
31. 2006-10-16
    soldstatus
32. 1986-10-20
    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: $763 · $64/mo
• Projected year-2 tax: $763 · $64/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 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $11,957
• − Mortgage interest: −$2,801
• − Property taxes: −$763
• − Insurance: −$250
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$1,455
• Taxable income: $4,775
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $4,140/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

-88.0% since first listed

16 events — show timeline

• 2026-05-15 Listed $50,000 NTREIS
• 2026-05-04 Listing Removed — NTREIS
• 2025-07-28 Price Changed $48,500 NTREIS
• 2025-07-15 Price Changed $50,000 NTREIS
• 2025-07-11 Relisted — NTREIS
• 2025-07-06 Contingent — NTREIS
• 2025-06-25 Price Changed $53,000 NTREIS
• 2025-05-08 Listed $55,000 NTREIS
• 2021-09-29 Listing Removed — NTREIS
• 2021-09-16 Relisted — NTREIS
• 2021-09-12 Pending — NTREIS
• 2021-09-03 Listed $50,000 NTREIS
• 2013-07-15 Sold (Public Records) $417,200 Public Records
• 2011-10-31 Sold (Public Records) — Public Records
• 2006-10-16 Sold (Public Records) — Public Records
• 1986-10-20 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2025): $763 · +0.4% YoY. Source: county tax records.