10297 Mcelroy Dr · Shreveport, LA 71047

$155,000

4 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 30 Days on market

Built 2020 Good condition 0.54 ac lot Est $162k · at est.

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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 +25.7/30.0
• ARV discount +9.4/15.0
• DSCR +8.6/10.0
• 1% rule +5.9/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Government owned homes are sold as is without any guarantee or warranty by seller. Buyer to verify all info. For utility turn ons, after your bid is accepted by HUD you will get an email with instructions & approval must be granted in advance from the field service manager once the home is under contract. In cases where plumbing deficiencies exist, approval for water turn on may be denied. Please check the website to confirm when the owner occupant period ends before submitting a bid. For any and all questions please consult with your broker and or the the website. To determine if this home will go VA or FHA please consult with the lender. See Private remarks for more details.

Key facts

• 0.54 acre lot
• Built 2020
• Listed 30 days

Property features AI

Finance

• Other: Subdivision: Mcelroy Park; County: Caddo; Country: United States
• Financial info: HUD-owned special listing condition; Treat as clear loan type
• HOA & community: No HOA/association

Exterior

• Parking: Driveway parking
• Utilities: Electricity available; Individual water meter; Not in a municipal utility district
• Home design: Manufactured home (residential); One story; Preowned (built in 2020); Property is attached
• Construction: Aluminum siding; Built in 2020
• Exterior features: Chain link and wood fencing; Easement for utilities; Lot of about 0.54 acre

Interior

• Kitchen: Electric cooktop; Double oven; Refrigerator
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom with ensuite bath
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Breakfast bar
• Laundry & utility: Individual water meter

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 59 active listings in the ZIP; 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 $5k 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 30 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $155k implies a 520% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $152,675 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $161,880
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10255 Lalaurie Ln	0.36mi	4/2.0	2,240 (-2%)	12mo	$159,900	$71	70
10254 Lalaurie Ln	0.40mi	3/2.0 (-1)	2,128 (-7%)	24mo	$152,000	$71	45

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,493
• Equity at exit: $23,111

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $29,014
• Equity at exit: $13,402

Cash invested: $43,400 (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 71047

• Home prices YoY: -27.5%
• Active inventory: 59
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $372

Break-even live

Break-even rent $1,225

Max offer price $155,000

Occupancy floor 73%

Sensitivity live

Price	-10% $459	-5% $415	+0% $372	+5% $328	+10% $284
Rent	-10% $238	-5% $305	+0% $372	+5% $438	+10% $505
Rate	-1.0pp $450	-0.5pp $411	base $372	+0.5pp $331	+1.0pp $290

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $155,000 Active 30 DOM
2. 2026-06-17
   days on market $155,000 Active 29 DOM
3. 2026-06-16
   days on market $155,000 Active 28 DOM
4. 2026-06-15
   days on market $155,000 Active 27 DOM
5. 2026-06-14
   days on market $155,000 Active 25 DOM
6. 2026-06-13
   days on market $155,000 Active 24 DOM
7. 2026-06-10
   days on market $155,000 Active 22 DOM
8. 2026-06-09
   days on market $155,000 Active 21 DOM
9. 2026-06-08
   days on market $155,000 Active 20 DOM
10. 2026-06-07
    days on market $155,000 Active 19 DOM
11. 2026-06-05
    days on market $155,000 Active 16 DOM
12. 2026-06-03
    days on market $155,000 Active 15 DOM
13. 2026-06-02
    days on market $155,000 Active 14 DOM
14. 2026-06-01
    days on market $155,000 Active 13 DOM
15. 2026-05-31
    days on market $155,000 Active 12 DOM
16. 2026-05-30
    days on market $155,000 Active 11 DOM
17. 2026-05-19
    listed $155,000 Active
18. 2020-03-26
    soldstatus $25,000
19. 2016-06-24
    soldstatus $10,000

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $1,088 · $91/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 ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $20,349
• − Mortgage interest: −$8,682
• − Property taxes: −$1,088
• − Insurance: −$775
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$4,509
• Taxable income: $2,038
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $3,969/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a modern kitchen and bathrooms. It has a good exterior and foundation, but the landscaping could be improved with some trimming and painting.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Both Landscaping and trimming overgrown bushes — A well-maintained yard can improve both the resale and rental value of the property.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Both Landscaping and trimming overgrown bushes — A well-maintained yard can improve both the resale and rental value of the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 164,123
• Population (ZIP): 10,874

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 (77%)
• Race & ethnicity: White 77% Black 17% Two or more races 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -59.82%
• Current HPI: 158.0139
• 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

+1450.0% since first listed

3 events — show timeline

• 2026-05-19 Listed $155,000 NTREIS
• 2020-03-26 Sold (Public Records) $25,000 Public Records
• 2016-06-24 Sold (Public Records) $10,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,088 · +0.2% YoY. Source: county tax records.