9412 E Heatherstone St · Shreveport, LA 71129

$214,900

3 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 36 Days on market

Built 1982 9,583 sqft lot $131/sqft · 8% below area Est $233k · 8% under

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +10.9/15.0
• DSCR +3.9/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Bring your buyer's price to sell. Great location. Large bedroom, porch, and patio. Extended living. Bring all offers. The roof was replaced in 2025. Seller concessions available, updated bathrooms, no carpet throughout.

Key facts

• Porch
• Large bedroom
• Extended living

Tags

• LARGE BEDROOM
• PORCH
• PATIO
• EXTENDED LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-12 ($-142/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (20.5% below list).
• Recommended offer: $171k (20.5% below list) — sets the bar for 1% rule.

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: 77 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $176k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $170,838 (20.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (median comp): $232,582
• List price: $214,900
• Delta: -7.60%
• 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
9420 E Heatherstone Dr	0.03mi	3/2.0	1,620 (-1%)	3mo	$220,000	$136	94
5610 N Heatherstone Dr	0.09mi	3/2.0	1,629 (-1%)	10mo	$209,900	$129	87
9321 Newcastle Blvd	0.21mi	3/2.0	1,610 (-2%)	10mo	$209,000	$130	79
5610 Kenilworth Cir	0.18mi	3/2.0	1,815 (+11%)	5mo	$259,000	$143	70
9442 Ashmont St	0.44mi	3/2.0	1,575 (-4%)	9mo	$229,900	$146	66
5637 Trevor Dr	0.60mi	3/2.0	1,625 (-1%)	7mo	$239,900	$148	65
5608 Tall Pines Way	0.42mi	4/2.0 (+1)	1,705 (+4%)	9mo	$295,163	$173	62
4806 Bramble Way	0.43mi	3/2.5	1,762 (+7%)	5mo	$199,500	$113	61
8844 Chadwick Dr	0.56mi	3/2.0	1,763 (+8%)	3mo	$235,000	$133	59
9430 Ashmont St	0.43mi	3/2.0	1,865 (+14%)	3mo	$224,900	$121	54
8882 Cromwell Dr	0.53mi	4/2.0 (+1)	1,841 (+12%)	8mo	$249,900	$136	43
5731 Shannon Dr	0.72mi	3/2.0	1,845 (+12%)	6mo	$242,000	$131	41

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-35,627
• Equity at exit: $32,042

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-32,197
• Equity at exit: $18,581

Cash invested: $60,172 (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 71129

• Home prices YoY: -27.2%
• Active inventory: 77
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-12

Break-even live

Break-even rent $1,723

Max offer price $212,810

Occupancy floor 96%

Sensitivity live

Price	-10% $110	-5% $49	+0% $-12	+5% $-73	+10% $-133
Rent	-10% $-147	-5% $-79	+0% $-12	+5% $56	+10% $123
Rate	-1.0pp $96	-0.5pp $43	base $-12	+0.5pp $-68	+1.0pp $-124

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9202 Highcrest Dr Shreveport, LA	3.0	2.0	1418	$1,500	$1.06	15d	1	0.85mi
3257 W Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1108	$2,064	$1.86	15d	7	1.13mi

Listing history 20 events

1. 2026-06-21
   days on market $214,900 Active 36 DOM
2. 2026-06-18
   days on market $214,900 Active 33 DOM
3. 2026-06-17
   days on market $214,900 Active 32 DOM
4. 2026-06-16
   days on market $214,900 Active 31 DOM
5. 2026-06-15
   days on market $214,900 Active 30 DOM
6. 2026-06-14
   days on market $214,900 Active 28 DOM
7. 2026-06-13
   days on market $214,900 Active 27 DOM
8. 2026-06-10
   remarks 219-char remark
9. 2026-06-10
   statusdays on market $214,900 Active 25 DOM
10. 2026-04-09
    price $214,900
11. 2026-04-08
    listed $209,000 Active
12. 2021-11-30
    soldstatus Sold
13. 2021-11-30
    soldstatus $176,000
14. 2021-10-27
    status Pending
15. 2021-10-27
    price $175,000
16. 2021-10-26
    status Active
17. 2021-09-02
    status Pending
18. 2021-08-28
    listed $170,000 Active
19. 2005-05-26
    soldstatus
20. 2000-11-27
    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: $1,739 · $145/mo
• Projected year-2 tax: $1,739 · $145/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 2/10 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: $20,501
• − Mortgage interest: −$12,038
• − Property taxes: −$1,739
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$6,252
• Taxable loss: −$3,883
• Est. tax savings @ 24.0%: +$932
• After-tax cash flow: $790/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
• City population: 164,123
• Population (ZIP): 12,395

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada, Guatemala
• 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: ▼ -52.87%
• Current HPI: 141.6996
• Rent YoY: —
• Metro: —
• 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

+26.4% since first listed

11 events — show timeline

• 2026-04-09 Price Changed $214,900 NTREIS
• 2026-04-08 Listed $209,000 NTREIS
• 2021-11-30 Sold (Public Records) $176,000 Public Records
• 2021-11-30 Sold (MLS) — NTREIS
• 2021-10-27 Pending — NTREIS
• 2021-10-27 Price Changed $175,000 NTREIS
• 2021-10-26 Relisted — NTREIS
• 2021-09-02 Pending — NTREIS
• 2021-08-28 Listed $170,000 NTREIS
• 2005-05-26 Sold (Public Records) — Public Records
• 2000-11-27 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,739 · +0.4% YoY. Source: county tax records.