1933 Milam St · Shreveport, LA 71103

$40,000

3 bd · 1.0 ba · 2,020 sqft · SingleFamily public records · 701 Days on market

Built 1949 5,053 sqft lot $20/sqft · 41% below area Est $67k · 41% under ↓ 38% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Get an opportunity to own a part of history. This is the childhood home of attorney John Cockran. Needs some TLC to make it yours.

Key facts

• 5,053 sq ft lot
• Built 1949
• Listed 701 days

Tags

• CHILDHOOD HOME OF ATTORNEY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.2% 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: 69 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

• In year one you build about $211 of equity ($277 loan paydown + $-66 appreciation (-0.2% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 701 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 1949 — 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 $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 701 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 1949 — 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: 4.30% ✓
• Cap rate: 39.22%
• Cash-on-cash: 117.60%
• DSCR: 6.23
• GRM: 1.9

CMA / ARV

• ARV (median comp): $67,425
• List price: $40,000
• Delta: -40.68%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4965 Laurel Cir	0.70mi	4/2.0 (+1)	1,946 (-4%)	10mo	$320,225	$165	44
0 Laurel Cir	0.65mi	4/2.0 (+1)	1,766 (-13%)	23mo	$315,750	$179	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.11×
• Total profit: $68,445
• Equity at exit: $11,285

10-year hold

• IRR: —
• Equity multiple: 14.80×
• Total profit: $154,588
• Equity at exit: $13,304

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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $1,098

Break-even live

Break-even rent $332

Max offer price $40,000

Occupancy floor 31%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Darien St Shreveport, LA	3.0	2.0	2000	$1,500	$0.75	13d	1	0.93mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	13d	2	1.28mi

Listing history 22 events

1. 2026-06-18
   days on market $40,000 Active 701 DOM
2. 2026-06-17
   days on market $40,000 Active 700 DOM
3. 2026-06-16
   days on market $40,000 Active 699 DOM
4. 2026-06-15
   days on market $40,000 Active 698 DOM
5. 2026-06-14
   days on market $40,000 Active 696 DOM
6. 2026-06-13
   days on market $40,000 Active 695 DOM
7. 2026-06-10
   days on market $40,000 Active 693 DOM
8. 2026-06-09
   days on market $40,000 Active 692 DOM
9. 2026-06-08
   days on market $40,000 Active 691 DOM
10. 2026-06-07
    days on market $40,000 Active 690 DOM
11. 2026-06-05
    days on market $40,000 Active 687 DOM
12. 2026-06-03
    days on market $40,000 Active 686 DOM
13. 2026-06-02
    days on market $40,000 Active 685 DOM
14. 2026-06-01
    days on market $40,000 Active 684 DOM
15. 2026-05-31
    days on market $40,000 Active 683 DOM
16. 2026-05-30
    days on market $40,000 Active 682 DOM
17. 2026-01-09
    price $40,000 130-char remark

    Show marketing remark (130 chars)

    Get an opportunity to own a part of history. This is the childhood home of attorney John Cockran. Needs some TLC to make it yours.

18. 2026-01-09
    price $35,200 130-char remark

    Show marketing remark (130 chars)

    Get an opportunity to own a part of history. This is the childhood home of attorney John Cockran. Needs some TLC to make it yours.

19. 2024-07-17
    listed $40,000 Active 130-char remark

    Show marketing remark (130 chars)

    Get an opportunity to own a part of history. This is the childhood home of attorney John Cockran. Needs some TLC to make it yours.

20. 2022-06-24
    historical
21. 2020-09-29
    listed $65,000 Active
22. 2005-08-03
    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: $427 · $36/mo
• Projected year-2 tax: $427 · $36/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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,653
• − Mortgage interest: −$2,241
• − Property taxes: −$427
• − Insurance: −$200
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$1,164
• Taxable income: $13,317
• Est. tax owed @ 24.0%: −$3,196
• After-tax cash flow: $9,975/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): 6,142

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 Black (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -0.17%
• Current HPI: 26.3904
• 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

-38.5% since first listed

6 events — show timeline

• 2026-01-09 Price Changed $40,000 NTREIS
• 2026-01-09 Price Changed $35,200 NTREIS
• 2024-07-17 Listed $40,000 NTREIS
• 2022-06-24 Listing Removed — NTREIS
• 2020-09-29 Listed $65,000 NTREIS
• 2005-08-03 Sold (Public Records) — Public Records

Property tax history

-1.8%/yr

Latest (2025): $427 · +0.4% YoY. Source: county tax records.