1820 E Kings Hwy #42 · Shreveport, LA 71105

$69,200

1 bd · 1.0 ba · 691 sqft · Condo public records · 58 Days on market

Built 1974 $226/mo HOA · 24% of rent

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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 +17.0/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Condo is a downstairs unit with patio area. Nice updates and is move in ready. Living dining combo area also has a breakfast bar that open to kitchen. Bedroom with two closets is large enough to have a sitting area with a view of patio area. Cabinets have been painted to brighten up kitchen that has been updated with new sink, light fixture, microwave and a 2023 refrigerator that remains. Bathroom has also been updated with new vanity, light and towel fixtures, a new toilet and refurbished ceramic tiles and tub. All blinds and window treatments will remain. There is a large storage closet in living area for any extra boxes. New vinyl stimulated wood plank flooring is through-out this condo. This Community has a gated pool area, a clubhouse, a on-site laundry facility. HOA monthly dues of $226 includes exterior insurance and maintenance, roof, pool, pest service, water and trash, landscaping, and security lighting. One assigned parking space for this condo is right out the front door.

Key facts

• Open floor plan
• Modern appliances
• Private patio

Tags

• OPEN FLOOR PLAN
• FULLY EQUIPPED KITCHEN
• MODERN APPLIANCES
• PRIVATE PATIO

Property features AI

Finance

• Other: Complex/Subdivision: East Kings Court; Floor location: 1; Community features include laundry
• Financial info: FHA/VA approved complex
• HOA & community: Mandatory association; Monthly association fee includes grounds and structure maintenance, management, sewer and water; HOA management: East Kings Court

Exterior

• Parking: Assigned parking spaces in a parking lot; No garage or covered/carport spaces
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity available; Asphalt access
• Home design: Attached condominium; Two-story building; unit located on level 1; Building 8, Unit 42; Built in 1974
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Condominium lot setting; Club house; Community pool

Interior

• Kitchen: Breakfast bar; Built-in cabinets; Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on level 1 (Primary bedroom)
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom on level 1 with built-in cabinets and a linen closet
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Open floorplan; One living area; One dining area; Room count: 4
• Laundry & utility: Washer; Dryer; Laundry available in community

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $47 ($562/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.6% 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: 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 (+3.9%/yr); 148 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($68k/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 $478 of loan paydown is wiped out by about $2k 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 58 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 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: HOA is 24% of rent.
• Climate carrying-cost: major wind risk, 67% 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 $67,124 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-7,194
• Equity at exit: $10,318

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $1,899
• Equity at exit: $5,983

Cash invested: $19,376 (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 71105

• Rents YoY: 3.9%
• Active inventory: 148
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $942 high
• Mortgage (P&I): −$363
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$29
• HOA: −$226
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $47

Break-even live

Break-even rent $883

Max offer price $69,200

Occupancy floor 90%

Sensitivity live

Price	-10% $86	-5% $66	+0% $47	+5% $27	+10% $8
Rent	-10% $-28	-5% $10	+0% $47	+5% $84	+10% $121
Rate	-1.0pp $82	-0.5pp $64	base $47	+0.5pp $29	+1.0pp $11

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: $17,300
• Closing costs: $2,076
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3501 Champion Lake Blvd Shreveport, LA	1.0–2.0	1.0–2.0	845	$1,050	$1.24	14d	20	1.20mi
1000 Riverwalk Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,190	$1.28	14d	11	1.23mi
3201 Knight St Shreveport, LA	1.0–2.0	1.0	781	$695	$0.89	14d	3	1.24mi
3215 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	862	$750	$0.87	14d	7	1.30mi
3131 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	866	$790	$0.91	14d	11	1.39mi

HOA detail condo

• Monthly dues: $226 · $2,712/yr
• Likely covers: watertrashlandscapingpoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $69,200 Active 58 DOM
2. 2026-06-18
   days on market $69,200 Active 55 DOM
3. 2026-06-17
   days on market $69,200 Active 54 DOM
4. 2026-06-16
   days on market $69,200 Active 53 DOM
5. 2026-06-15
   days on market $69,200 Active 52 DOM
6. 2026-06-14
   days on market $69,200 Active 50 DOM
7. 2026-06-13
   days on market $69,200 Active 49 DOM
8. 2026-06-10
   days on market $69,200 Active 47 DOM
9. 2026-06-09
   days on market $69,200 Active 46 DOM
10. 2026-06-08
    days on market $69,200 Active 45 DOM
11. 2026-06-07
    days on market $69,200 Active 44 DOM
12. 2026-06-05
    days on market $69,200 Active 41 DOM
13. 2026-06-03
    days on market $69,200 Active 40 DOM
14. 2026-06-02
    days on market $69,200 Active 39 DOM
15. 2026-06-01
    days on market $69,200 Active 38 DOM
16. 2026-05-31
    days on market $69,200 Active 37 DOM
17. 2026-05-30
    days on market $69,200 Active 36 DOM
18. 2026-04-23
    listed $69,200 Active 924-char remark
19. 2026-03-16
    historical
20. 2025-09-15
    listed $76,000 Active
21. 2024-02-01
    soldstatus Closed

    Show marketing remark (999 chars)

    Condo is a downstairs unit with patio area. Nice updates and is move in ready. Living dining combo area also has a breakfast bar that open to kitchen. Bedroom with two closets is large enough to have a sitting area with a view of patio area. Cabinets have been painted to brighten up kitchen that has been updated with new sink, light fixture, microwave and a 2023 refrigerator that remains. Bathroom has also been updated with new vanity, light and towel fixtures, a new toilet and refurbished ceramic tiles and tub. All blinds and window treatments will remain. There is a large storage closet in living area for any extra boxes. New vinyl stimulated wood plank flooring is through-out this condo. This Community has a gated pool area, a clubhouse, a on-site laundry facility. HOA monthly dues of $226 includes exterior insurance and maintenance, roof, pool, pest service, water and trash, landscaping, and security lighting. One assigned parking space for this condo is right out the front door.

22. 2024-02-01
    soldstatus $68,500

    Show marketing remark (999 chars)

    Condo is a downstairs unit with patio area. Nice updates and is move in ready. Living dining combo area also has a breakfast bar that open to kitchen. Bedroom with two closets is large enough to have a sitting area with a view of patio area. Cabinets have been painted to brighten up kitchen that has been updated with new sink, light fixture, microwave and a 2023 refrigerator that remains. Bathroom has also been updated with new vanity, light and towel fixtures, a new toilet and refurbished ceramic tiles and tub. All blinds and window treatments will remain. There is a large storage closet in living area for any extra boxes. New vinyl stimulated wood plank flooring is through-out this condo. This Community has a gated pool area, a clubhouse, a on-site laundry facility. HOA monthly dues of $226 includes exterior insurance and maintenance, roof, pool, pest service, water and trash, landscaping, and security lighting. One assigned parking space for this condo is right out the front door.

23. 2024-01-10
    historical Active Contingent

    Show marketing remark (999 chars)

    Condo is a downstairs unit with patio area. Nice updates and is move in ready. Living dining combo area also has a breakfast bar that open to kitchen. Bedroom with two closets is large enough to have a sitting area with a view of patio area. Cabinets have been painted to brighten up kitchen that has been updated with new sink, light fixture, microwave and a 2023 refrigerator that remains. Bathroom has also been updated with new vanity, light and towel fixtures, a new toilet and refurbished ceramic tiles and tub. All blinds and window treatments will remain. There is a large storage closet in living area for any extra boxes. New vinyl stimulated wood plank flooring is through-out this condo. This Community has a gated pool area, a clubhouse, a on-site laundry facility. HOA monthly dues of $226 includes exterior insurance and maintenance, roof, pool, pest service, water and trash, landscaping, and security lighting. One assigned parking space for this condo is right out the front door.

24. 2023-10-30
    status Active

    Show marketing remark (999 chars)

    Condo is a downstairs unit with patio area. Nice updates and is move in ready. Living dining combo area also has a breakfast bar that open to kitchen. Bedroom with two closets is large enough to have a sitting area with a view of patio area. Cabinets have been painted to brighten up kitchen that has been updated with new sink, light fixture, microwave and a 2023 refrigerator that remains. Bathroom has also been updated with new vanity, light and towel fixtures, a new toilet and refurbished ceramic tiles and tub. All blinds and window treatments will remain. There is a large storage closet in living area for any extra boxes. New vinyl stimulated wood plank flooring is through-out this condo. This Community has a gated pool area, a clubhouse, a on-site laundry facility. HOA monthly dues of $226 includes exterior insurance and maintenance, roof, pool, pest service, water and trash, landscaping, and security lighting. One assigned parking space for this condo is right out the front door.

25. 2023-10-18
    historical Active Contingent

    Show marketing remark (999 chars)

    Condo is a downstairs unit with patio area. Nice updates and is move in ready. Living dining combo area also has a breakfast bar that open to kitchen. Bedroom with two closets is large enough to have a sitting area with a view of patio area. Cabinets have been painted to brighten up kitchen that has been updated with new sink, light fixture, microwave and a 2023 refrigerator that remains. Bathroom has also been updated with new vanity, light and towel fixtures, a new toilet and refurbished ceramic tiles and tub. All blinds and window treatments will remain. There is a large storage closet in living area for any extra boxes. New vinyl stimulated wood plank flooring is through-out this condo. This Community has a gated pool area, a clubhouse, a on-site laundry facility. HOA monthly dues of $226 includes exterior insurance and maintenance, roof, pool, pest service, water and trash, landscaping, and security lighting. One assigned parking space for this condo is right out the front door.

26. 2023-10-09
    listed $75,000 Active

    Show marketing remark (999 chars)

    Condo is a downstairs unit with patio area. Nice updates and is move in ready. Living dining combo area also has a breakfast bar that open to kitchen. Bedroom with two closets is large enough to have a sitting area with a view of patio area. Cabinets have been painted to brighten up kitchen that has been updated with new sink, light fixture, microwave and a 2023 refrigerator that remains. Bathroom has also been updated with new vanity, light and towel fixtures, a new toilet and refurbished ceramic tiles and tub. All blinds and window treatments will remain. There is a large storage closet in living area for any extra boxes. New vinyl stimulated wood plank flooring is through-out this condo. This Community has a gated pool area, a clubhouse, a on-site laundry facility. HOA monthly dues of $226 includes exterior insurance and maintenance, roof, pool, pest service, water and trash, landscaping, and security lighting. One assigned parking space for this condo is right out the front door.

27. 2021-11-02
    soldstatus $50,000
28. 2016-10-19
    soldstatus $54,500

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/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 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,307
• − Mortgage interest: −$3,876
• − Property taxes: −$958
• − Insurance: −$346
• − Repairs & maintenance: −$905
• − Management: −$905
• − HOA: −$2,712
• − Depreciation: −$2,013
• Taxable loss: −$408
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $659/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

+27.0% since first listed

11 events — show timeline

• 2026-04-23 Listed $69,200 NTREIS
• 2026-03-16 Listing Removed — NTREIS
• 2025-09-15 Listed $76,000 NTREIS
• 2024-02-01 Sold (Public Records) $68,500 Public Records
• 2024-02-01 Sold (MLS) — NTREIS
• 2024-01-10 Contingent — NTREIS
• 2023-10-30 Relisted — NTREIS
• 2023-10-18 Contingent — NTREIS
• 2023-10-09 Listed $75,000 NTREIS
• 2021-11-02 Sold (Public Records) $50,000 Public Records
• 2016-10-19 Sold (Public Records) $54,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $958 · +0.4% YoY. Source: county tax records.