3037 Salem Dr · Shreveport, LA 71118

$175,000

3 bd · 2.0 ba · 1,542 sqft · SingleFamily public records · 61 Days on market

Built 1969 0.28 ac lot $113/sqft · at area comps Est $180k · at est.

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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 +15.6/30.0
• ARV discount +8.6/15.0
• DSCR +4.8/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-Bed, 2-Bath Home with Tons of Potential This 3-bedroom, 2-bath property offers great bones and endless possibilities for the right buyer. The spacious layout features bright living areas, a functional kitchen, and generous bedroom sizes. While the home needs updating and TLC, the seller is offering $15,000 in concessions to help with repairs, improvements, or closing costs — giving you a head start on creating the space you’ve always wanted. The roof was replaced in 2024 and the hot water unit was replaced in 2025! Located in a desirable area close to schools, shopping, and parks, this property is perfect for buyers looking to build equity through renovation. Don’t miss this opportunity to turn potential into reality!

Key facts

• 0.28 acre lot
• 2 parking spots
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $75 ($903/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (16.8% below list).
• Recommended offer: $146k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.7% in Shreveport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, amenities F, commute 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.
• Zoned schools: Summer Grove Elementary School (math 7% / reading 12%, grade F, #612 of 646 statewide, top 95%, 529 students, 86% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Southwood High School (math 20% / reading 30%, grade F, #151 of 265 statewide, top 57%, 1,308 students, 68% FRL).
• Zoned-school proficiency averages 40% at this address vs 26% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.7%/yr); 116 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($50k/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 $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 61 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,556 (16.8% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (median comp): $179,511
• List price: $175,000
• Delta: -2.51%
• 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
3037 Salem Dr	0.00mi	3/2.0	1,542 (0%)	0mo	$175,000	$113	100
8866 Hedges Dr	0.11mi	3/2.0	1,582 (+3%)	5mo	$192,500	$122	86
8823 Kensington Dr	0.17mi	3/2.0	1,634 (+6%)	1mo	$140,000	$86	82
2951 Salem Dr	0.15mi	3/2.0	1,635 (+6%)	3mo	$179,000	$109	81
9028 Letha Ln	0.36mi	3/1.5	1,507 (-2%)	5mo	$169,900	$113	73
3038 Hoyte Dr	0.46mi	3/2.0	1,459 (-5%)	1mo	$125,000	$86	69
3355 Mackey Ln	0.32mi	3/2.0	1,398 (-9%)	1mo	$169,500	$121	68
3050 Lone Oak Dr	0.23mi	3/1.5	1,720 (+12%)	2mo	$182,500	$106	66
9033 Hilton Dr	0.39mi	4/2.0 (+1)	1,459 (-5%)	2mo	$185,000	$127	66
9014 Southwood Dr Unit 16-161404-17-19	0.32mi	3/2.0	1,695 (+10%)	4mo	$170,000	$100	65
9034 Sara Ln	0.65mi	3/1.5	1,513 (-2%)	2mo	$165,000	$109	63
9039 Sara Ln	0.68mi	4/2.0 (+1)	1,413 (-8%)	7mo	$154,950	$110	44

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-25,447
• Equity at exit: $26,093

10-year hold

• IRR: -8.1%
• Equity multiple: 0.52×
• Total profit: $-23,524
• Equity at exit: $15,131

Cash invested: $49,000 (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 71118

• Rents YoY: 1.7%
• Active inventory: 116
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$918
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $75

Break-even live

Break-even rent $1,360

Max offer price $175,000

Occupancy floor 90%

Sensitivity live

Price	-10% $174	-5% $125	+0% $75	+5% $26	+10% $-24
Rent	-10% $-40	-5% $18	+0% $75	+5% $133	+10% $190
Rate	-1.0pp $163	-0.5pp $120	base $75	+0.5pp $30	+1.0pp $-16

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2935 Salem Dr Shreveport, LA	3.0	2.0	1581	$1,400	$0.89	15d	1	0.20mi
3011 Mackey Ln Shreveport, LA	3.0	1.5	1222	$1,300	$1.06	15d	1	0.20mi
8860 Bernay Dr Shreveport, LA	3.0	1.5	1200	$1,300	$1.08	45d	1	0.32mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	45d	1	0.46mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	15d	1	0.63mi
3002 Hazel Cir Shreveport, LA	4.0	2.0	1553	$1,500	$0.97	15d	1	0.84mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	15d	3	1.02mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	22d	1	1.34mi
3257 W Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1108	$2,064	$1.86	15d	7	1.41mi

Listing history 2 events

1. 2026-05-13
   status Pending 753-char remark

   Show marketing remark (753 chars)

   3-Bed, 2-Bath Home with Tons of Potential This 3-bedroom, 2-bath property offers great bones and endless possibilities for the right buyer. The spacious layout features bright living areas, a functional kitchen, and generous bedroom sizes. While the home needs updating and TLC, the seller is offering $15,000 in concessions to help with repairs, improvements, or closing costs — giving you a head start on creating the space you’ve always wanted. The roof was replaced in 2024 and the hot water unit was replaced in 2025! Located in a desirable area close to schools, shopping, and parks, this property is perfect for buyers looking to build equity through renovation. Don’t miss this opportunity to turn potential into reality!

2. 2026-03-13
   listed $175,000 Active 753-char remark

   Show marketing remark (753 chars)

   3-Bed, 2-Bath Home with Tons of Potential This 3-bedroom, 2-bath property offers great bones and endless possibilities for the right buyer. The spacious layout features bright living areas, a functional kitchen, and generous bedroom sizes. While the home needs updating and TLC, the seller is offering $15,000 in concessions to help with repairs, improvements, or closing costs — giving you a head start on creating the space you’ve always wanted. The roof was replaced in 2024 and the hot water unit was replaced in 2025! Located in a desirable area close to schools, shopping, and parks, this property is perfect for buyers looking to build equity through renovation. Don’t miss this opportunity to turn potential into reality!

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $84/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 · 21 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: $17,467
• − Mortgage interest: −$9,803
• − Property taxes: −$1,008
• − Insurance: −$875
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$5,091
• Taxable loss: −$2,104
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $1,408/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): 23,219
• Household income: $50,287
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1046.0

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 58% White 33% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -78.81%
• Current HPI: 129.1782
• Rent YoY: ▲ 1.74%
• 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

2 events — show timeline

• 2026-05-13 Pending — NTREIS
• 2026-03-13 Listed $175,000 NTREIS

Property tax history

+13.3%/yr

Latest (2025): $1,008 · +0.4% YoY. Source: county tax records.