774 Highland Square Dr · Shreveport, LA 71107

$99,000

2 bd · 1.5 ba · 1,248 sqft · Townhouse public records · 208 Days on market

Built 1975 3,223 sqft lot $79/sqft · at area comps Est $100k · at est. $100/mo HOA · 8% of rent ↓ 12% since listing

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +8.2/10.0
• ARV discount +8.0/15.0
• 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

This practical two-story townhome combines affordability with everyday ease. Located just off North Market Street, you're moments from I-220 and I-49 providing quick highway access, and a short drive to downtown. This community is tucked away and within walking distance to North Highlands Elementary. The living areas, kitchen, and half-bath are downstairs, while both bedrooms and the full bathroom is located upstairs. Come see if this is the right home to make your own or to add to your rental portfolio.

Key facts

• Quick highway access
• Two story townhome
• $100 HOA

Tags

• TWO STORY TOWNHOME
• QUICK HIGHWAY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 262 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 ($48k/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 $684 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 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 1975 — 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. 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: 1.32% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 6.3

CMA / ARV

• ARV (median comp): $100,218
• List price: $99,000
• Delta: -1.22%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
964 Winter Garden Dr #34	0.53mi	2/1.5	1,108 (-11%)	14mo	$114,900	$104	45
964 Winter Garden Dr #33	0.53mi	2/1.5	1,108 (-11%)	15mo	$109,900	$99	44
964 Winter Garden Dr #23	0.53mi	2/1.5	1,108 (-11%)	18mo	$86,000	$78	41
964 Winter Garden Dr #7	0.53mi	2/1.5	1,108 (-11%)	20mo	$98,900	$89	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,504
• Equity at exit: $14,761

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $24,082
• Equity at exit: $8,560

Cash invested: $27,720 (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 71107

• Home prices YoY: -34.5%
• Active inventory: 262
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$41
• HOA: −$100
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $274

Break-even live

Break-even rent $957

Max offer price $99,000

Occupancy floor 74%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
775 Highland Square Dr Shreveport, LA	2.0	1.5	1248	$1,225	$0.98	43d	1	0.04mi
4074 Jayce Michael Dr Shreveport, LA	3.0	2.0	1478	$1,950	$1.32	13d	1	0.71mi
908 Deer Park Rd Shreveport, LA	3.0	2.0	1470	$1,825	$1.24	43d	1	0.89mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 22 events

1. 2026-06-18
   days on market $99,000 Active 208 DOM
2. 2026-06-17
   days on market $99,000 Active 207 DOM
3. 2026-06-16
   days on market $99,000 Active 206 DOM
4. 2026-06-15
   days on market $99,000 Active 205 DOM
5. 2026-06-14
   days on market $99,000 Active 203 DOM
6. 2026-06-13
   days on market $99,000 Active 202 DOM
7. 2026-06-10
   days on market $99,000 Active 200 DOM
8. 2026-06-09
   days on market $99,000 Active 199 DOM
9. 2026-06-08
   days on market $99,000 Active 198 DOM
10. 2026-06-07
    days on market $99,000 Active 197 DOM
11. 2026-06-05
    days on market $99,000 Active 194 DOM
12. 2026-06-03
    days on market $99,000 Active 193 DOM
13. 2026-06-02
    days on market $99,000 Active 192 DOM
14. 2026-06-01
    days on market $99,000 Active 191 DOM
15. 2026-05-31
    days on market $99,000 Active 190 DOM
16. 2026-05-30
    days on market $99,000 Active 189 DOM
17. 2026-04-30
    price $99,000 509-char remark

    Show marketing remark (509 chars)

    This practical two-story townhome combines affordability with everyday ease. Located just off North Market Street, you're moments from I-220 and I-49 providing quick highway access, and a short drive to downtown. This community is tucked away and within walking distance to North Highlands Elementary. The living areas, kitchen, and half-bath are downstairs, while both bedrooms and the full bathroom is located upstairs. Come see if this is the right home to make your own or to add to your rental portfolio.

18. 2026-04-10
    price $106,000 509-char remark

    Show marketing remark (509 chars)

    This practical two-story townhome combines affordability with everyday ease. Located just off North Market Street, you're moments from I-220 and I-49 providing quick highway access, and a short drive to downtown. This community is tucked away and within walking distance to North Highlands Elementary. The living areas, kitchen, and half-bath are downstairs, while both bedrooms and the full bathroom is located upstairs. Come see if this is the right home to make your own or to add to your rental portfolio.

19. 2026-02-18
    price $108,000 509-char remark

    Show marketing remark (509 chars)

    This practical two-story townhome combines affordability with everyday ease. Located just off North Market Street, you're moments from I-220 and I-49 providing quick highway access, and a short drive to downtown. This community is tucked away and within walking distance to North Highlands Elementary. The living areas, kitchen, and half-bath are downstairs, while both bedrooms and the full bathroom is located upstairs. Come see if this is the right home to make your own or to add to your rental portfolio.

20. 2026-01-07
    price $110,000 509-char remark

    Show marketing remark (509 chars)

    This practical two-story townhome combines affordability with everyday ease. Located just off North Market Street, you're moments from I-220 and I-49 providing quick highway access, and a short drive to downtown. This community is tucked away and within walking distance to North Highlands Elementary. The living areas, kitchen, and half-bath are downstairs, while both bedrooms and the full bathroom is located upstairs. Come see if this is the right home to make your own or to add to your rental portfolio.

21. 2025-11-21
    listed $112,000 Active 509-char remark

    Show marketing remark (509 chars)

    This practical two-story townhome combines affordability with everyday ease. Located just off North Market Street, you're moments from I-220 and I-49 providing quick highway access, and a short drive to downtown. This community is tucked away and within walking distance to North Highlands Elementary. The living areas, kitchen, and half-bath are downstairs, while both bedrooms and the full bathroom is located upstairs. Come see if this is the right home to make your own or to add to your rental portfolio.

22. 2002-09-11
    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: $1,151 · $96/mo
• Projected year-2 tax: $1,151 · $96/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,659
• − Mortgage interest: −$5,546
• − Property taxes: −$1,151
• − Insurance: −$495
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − HOA: −$1,200
• − Depreciation: −$2,880
• Taxable income: $1,881
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $2,842/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): 31,734
• Household income: $48,365
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1346.0

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 0.55)
• Race & ethnicity: Black 51% White 43% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -62.11%
• Current HPI: 117.801
• 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

-11.6% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $99,000 NTREIS
• 2026-04-10 Price Changed $106,000 NTREIS
• 2026-02-18 Price Changed $108,000 NTREIS
• 2026-01-07 Price Changed $110,000 NTREIS
• 2025-11-21 Listed $112,000 NTREIS
• 2002-09-11 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,151 · +0.4% YoY. Source: county tax records.