5923 Henderson Ave · Shreveport, LA 71106

$40,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 187 Days on market

Built 1940 6,490 sqft lot $42/sqft · 9% above area Est $38k · 6% over ↓ 43% since listing

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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 +4.6/15.0
• 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 MLS

Investment property for sale centrally located in Shreveport close to major shopping centers, businesses, and restaurants. The property needs to be rehabbed however it can become a great rental property to someone's portfolio or a great small personal home for an owner occupant. Up until recently, the home served as a long term rental.

Key facts

• 6,490 sq ft lot
• 2 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.47% ✓
• Cap rate: 21.68%
• Cash-on-cash: 54.95%
• DSCR: 3.44
• GRM: 3.4

CMA / ARV

• ARV (median comp): $37,585
• List price: $40,000
• Delta: 6.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5915 Henderson Ave	0.04mi	3/1.0 (+1)	913 (-5%)	13mo	$45,000	$49	74
6000 Henderson Ave	0.05mi	3/1.0 (+1)	1,080 (+12%)	13mo	$45,000	$42	62
6002 Henderson Ave	0.05mi	3/1.0 (+1)	1,080 (+12%)	13mo	$45,000	$42	61
6014 Southern Ave	0.18mi	2/1.0	1,053 (+10%)	19mo	$34,000	$32	60
6410 Henderson Ave	0.43mi	2/1.0	900 (-6%)	17mo	$27,500	$31	55
4533 Tulsa Ave	0.54mi	1/1.0 (-1)	1,010 (+5%)	20mo	$11,000	$11	44
540 E 68th St	0.67mi	3/1.0 (+1)	948 (-1%)	22mo	$85,000	$90	43
937 Evangeline Pl	0.22mi	3/1.0 (+1)	1,099 (+14%)	22mo	$22,000	$20	43
1456 Camille St	0.69mi	3/1.0 (+1)	1,024 (+7%)	19mo	$35,000	$34	36

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: 58.2%
• Equity multiple: 3.76×
• Total profit: $30,882
• Equity at exit: $5,964

10-year hold

• IRR: 64.6%
• Equity multiple: 9.05×
• Total profit: $90,119
• Equity at exit: $3,458

Cash invested: $11,200 (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: 3.4×

Monthly cashflow live

• Estimated rent: $989 high
• Mortgage (P&I): −$210
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $513

Break-even live

Break-even rent $340

Max offer price $40,000

Occupancy floor 43%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	44d	1	0.04mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	14d	1	0.70mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	44d	1	0.86mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	0.88mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	14d	1	0.89mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	44d	1	1.03mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	14d	1	1.13mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	44d	1	1.13mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	44d	1	1.19mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	1.26mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	44d	1	1.30mi
3730 Fairfield Ave Shreveport, LA	1.0	1.0	783	$1,088	$1.39	21d	1	1.43mi
622 W 75th St Shreveport, LA	2.0	1.0	833	$800	$0.96	21d	1	1.47mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	1.47mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	44d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $40,000 Active 187 DOM
2. 2026-06-17
   days on market $40,000 Active 186 DOM
3. 2026-06-16
   days on market $40,000 Active 185 DOM
4. 2026-06-15
   days on market $40,000 Active 184 DOM
5. 2026-06-14
   days on market $40,000 Active 182 DOM
6. 2026-06-13
   days on market $40,000 Active 181 DOM
7. 2026-06-10
   days on market $40,000 Active 179 DOM
8. 2026-06-09
   days on market $40,000 Active 178 DOM
9. 2026-06-08
   days on market $40,000 Active 177 DOM
10. 2026-06-07
    days on market $40,000 Active 176 DOM
11. 2026-06-05
    days on market $40,000 Active 173 DOM
12. 2026-06-03
    days on market $40,000 Active 172 DOM
13. 2026-06-02
    days on market $40,000 Active 171 DOM
14. 2026-06-01
    days on market $40,000 Active 170 DOM
15. 2026-05-31
    days on market $40,000 Active 169 DOM
16. 2026-05-30
    days on market $40,000 Active 168 DOM
17. 2025-12-13
    listed $40,000 Active 337-char remark

    Show marketing remark (337 chars)

    Investment property for sale centrally located in Shreveport close to major shopping centers, businesses, and restaurants. The property needs to be rehabbed however it can become a great rental property to someone's portfolio or a great small personal home for an owner occupant. Up until recently, the home served as a long term rental.

18. 2024-04-13
    historical
19. 2023-10-16
    listed $60,000 Active
20. 2023-10-06
    historical
21. 2023-08-28
    listed $70,000 Active
22. 1994-08-15
    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: $502 · $42/mo
• Projected year-2 tax: $502 · $42/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 6 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $11,864
• − Mortgage interest: −$2,241
• − Property taxes: −$502
• − Insurance: −$200
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,164
• Taxable income: $5,860
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $4,748/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

-42.9% since first listed

6 events — show timeline

• 2025-12-13 Listed $40,000 NTREIS
• 2024-04-13 Listing Removed — NTREIS
• 2023-10-16 Listed $60,000 NTREIS
• 2023-10-06 Listing Removed — NTREIS
• 2023-08-28 Listed $70,000 NTREIS
• 1994-08-15 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $502 · +0.4% YoY. Source: county tax records.