429 Boulevard St · Shreveport, LA 71104

$219,000

20 bd · 20.0 ba · 3,070 sqft · MultiFamily public records · 101 Days on market

Built 1950 6,229 sqft lot $71/sqft · 107% above area

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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 +7.5/15.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Located in the Highland neighborhood of Shreveport, this fully occupied quadplex with an additional detached garage apartment, offers a total of five rental units and strong, consistent income. Highland is widely known as one of the area’s most desirable rental neighborhoods, attracting long-term tenants and steady demand. The property currently produces $2,755 per month in rent, with each unit also contributing an additional $35 monthly toward water, which is paid by the landlord. The layout includes four units in the main building along with a separate garage apartment in the rear, creating five total doors on one property. Opportunities like this are rare, making it an excellent addition to an investor’s portfolio. This property is being offered as part of a larger investment package that includes two additional properties. All three MLS Numbers for this package are 21201955, 21201957, and 21201960. The full portfolio is available for $370,000 and consists of a total of seven rental doors, providing immediate scale for investors looking to expand or enter the market with multiple income-producing assets.

Key facts

• Immediate cash flow
• Five rental units
• Long term tenants

Tags

• FULLY OCCUPIED QUADPLEX
• DETACHED GARAGE APARTMENT
• FIVE RENTAL UNITS
• STRONG CONSISTENT INCOME
• LONG TERM TENANTS
• IMMEDIATE CASH FLOW

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/?-bath units multifamily listed at $219k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $741/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $219k).
• Recommended offer: $199k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.5% 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 (+3.6%/yr); 146 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• At $5,435/mo this rent would consume 115% of the median local household income ($57k/yr) (locally 759% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 3.6% rent growth), your $61k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $219k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $199,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.48% ✓
• Cap rate: 22.53%
• Cash-on-cash: 57.99%
• DSCR: 3.58
• GRM: 3.4

CMA / ARV

• ARV (median comp): $105,573
• List price: $219,000
• Delta: 107.44%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.56% rent growth · sell at horizon

5-year hold

• IRR: 57.1%
• Equity multiple: 3.55×
• Total profit: $156,305
• Equity at exit: $32,654

10-year hold

• IRR: 62.2%
• Equity multiple: 7.39×
• Total profit: $391,801
• Equity at exit: $18,935

Cash invested: $61,320 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $5,435 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,141
• Net cashflow: $2,963

Break-even live

Break-even rent $1,684

Max offer price $219,000

Occupancy floor 40%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	5	—	$5,436
Total (4 units)			$5,435

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $219,000 Active 101 DOM
2. 2026-06-17
   days on market $219,000 Active 100 DOM
3. 2026-06-16
   days on market $219,000 Active 99 DOM
4. 2026-06-15
   days on market $219,000 Active 98 DOM
5. 2026-06-14
   days on market $219,000 Active 96 DOM
6. 2026-06-13
   days on market $219,000 Active 95 DOM
7. 2026-06-10
   days on market $219,000 Active 93 DOM
8. 2026-06-09
   days on market $219,000 Active 92 DOM
9. 2026-06-08
   days on market $219,000 Active 91 DOM
10. 2026-06-07
    days on market $219,000 Active 90 DOM
11. 2026-06-05
    days on market $219,000 Active 87 DOM
12. 2026-06-03
    days on market $219,000 Active 86 DOM
13. 2026-06-02
    days on market $219,000 Active 85 DOM
14. 2026-06-01
    days on market $219,000 Active 84 DOM
15. 2026-05-31
    days on market $219,000 Active 83 DOM
16. 2026-05-30
    days on market $219,000 Active 82 DOM
17. 2026-05-19
    price $219,000 1146-char remark

    Show marketing remark (1146 chars)

    Located in the Highland neighborhood of Shreveport, this fully occupied quadplex with an additional detached garage apartment, offers a total of five rental units and strong, consistent income. Highland is widely known as one of the area’s most desirable rental neighborhoods, attracting long-term tenants and steady demand. The property currently produces $2,755 per month in rent, with each unit also contributing an additional $35 monthly toward water, which is paid by the landlord. The layout includes four units in the main building along with a separate garage apartment in the rear, creating five total doors on one property. Opportunities like this are rare, making it an excellent addition to an investor’s portfolio. This property is being offered as part of a larger investment package that includes two additional properties. All three MLS Numbers for this package are 21201955, 21201957, and 21201960. The full portfolio is available for $370,000 and consists of a total of seven rental doors, providing immediate scale for investors looking to expand or enter the market with multiple income-producing assets.

18. 2026-05-02
    price $234,800 1146-char remark

    Show marketing remark (1146 chars)

    Located in the Highland neighborhood of Shreveport, this fully occupied quadplex with an additional detached garage apartment, offers a total of five rental units and strong, consistent income. Highland is widely known as one of the area’s most desirable rental neighborhoods, attracting long-term tenants and steady demand. The property currently produces $2,755 per month in rent, with each unit also contributing an additional $35 monthly toward water, which is paid by the landlord. The layout includes four units in the main building along with a separate garage apartment in the rear, creating five total doors on one property. Opportunities like this are rare, making it an excellent addition to an investor’s portfolio. This property is being offered as part of a larger investment package that includes two additional properties. All three MLS Numbers for this package are 21201955, 21201957, and 21201960. The full portfolio is available for $370,000 and consists of a total of seven rental doors, providing immediate scale for investors looking to expand or enter the market with multiple income-producing assets.

19. 2026-03-08
    listed $234,900 Active 1146-char remark

    Show marketing remark (1146 chars)

    Located in the Highland neighborhood of Shreveport, this fully occupied quadplex with an additional detached garage apartment, offers a total of five rental units and strong, consistent income. Highland is widely known as one of the area’s most desirable rental neighborhoods, attracting long-term tenants and steady demand. The property currently produces $2,755 per month in rent, with each unit also contributing an additional $35 monthly toward water, which is paid by the landlord. The layout includes four units in the main building along with a separate garage apartment in the rear, creating five total doors on one property. Opportunities like this are rare, making it an excellent addition to an investor’s portfolio. This property is being offered as part of a larger investment package that includes two additional properties. All three MLS Numbers for this package are 21201955, 21201957, and 21201960. The full portfolio is available for $370,000 and consists of a total of seven rental doors, providing immediate scale for investors looking to expand or enter the market with multiple income-producing assets.

20. 2025-11-01
    historical
21. 2024-11-02
    listed $220,000 Active
22. 2024-01-11
    historical
23. 2023-01-18
    listed $249,900 Active
24. 2021-04-09
    soldstatus $75,000
25. 2003-08-20
    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: $1,086 · $90/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$119/yr (+$10/mo · 10.9%)

ⓘ 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 66% 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: $65,220
• − Mortgage interest: −$12,267
• − Property taxes: −$1,086
• − Insurance: −$1,095
• − Repairs & maintenance: −$5,218
• − Management: −$5,218
• − Depreciation: −$6,371
• Taxable income: $33,966
• Est. tax owed @ 24.0%: −$8,152
• After-tax cash flow: $27,410/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): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

+192.0% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $219,000 NTREIS
• 2026-05-02 Price Changed $234,800 NTREIS
• 2026-03-08 Listed $234,900 NTREIS
• 2025-11-01 Listing Removed — NTREIS
• 2024-11-02 Listed $220,000 NTREIS
• 2024-01-11 Listing Removed — NTREIS
• 2023-01-18 Listed $249,900 NTREIS
• 2021-04-09 Sold (Public Records) $75,000 Public Records
• 2003-08-20 Sold (Public Records) — Public Records

Property tax history

-6.7%/yr

Latest (2025): $1,086 · +0.1% YoY. Source: county tax records.