9336 Dean Rd · Shreveport, LA 71118

$180,000

3 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 197 Days on market

Built 1993 1.76 ac lot $80/sqft · at area comps Est $180k · at est. ↓ 22% 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• 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

Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

Key facts

• 1.76 acre lot
• 3 parking spots
• Built 1993

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/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 $174k (3.2% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+1.7%/yr); 115 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 197 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (median comp): $180,000
• List price: $180,000
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9336 Dean Rd	0.00mi	3/2.0	2,240 (0%)	1mo	$180,000	$80	99

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-12,043
• Equity at exit: $26,839

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $5,424
• Equity at exit: $15,563

Cash invested: $50,400 (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 71118

• Rents YoY: 1.7%
• Active inventory: 115
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,743 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $304

Break-even live

Break-even rent $1,358

Max offer price $180,000

Occupancy floor 78%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3257 W Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1108	$2,064	$1.86	13d	7	0.20mi
9202 Highcrest Dr Shreveport, LA	3.0	2.0	1418	$1,500	$1.06	13d	1	0.36mi
3002 Hazel Cir Shreveport, LA	4.0	2.0	1553	$1,500	$0.97	13d	1	1.34mi

Listing history 18 events

1. 2026-05-04
   status Pending 985-char remark

   Show marketing remark (985 chars)

   Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

2. 2026-04-10
   price $180,000 985-char remark

   Show marketing remark (985 chars)

   Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

3. 2026-04-06
   status Active 985-char remark

   Show marketing remark (985 chars)

   Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

4. 2026-04-04
   historical 985-char remark

   Show marketing remark (985 chars)

   Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

5. 2026-03-30
   status Active 985-char remark

   Show marketing remark (985 chars)

   Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

6. 2026-03-19
   status Pending 985-char remark

   Show marketing remark (985 chars)

   Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

7. 2026-02-05
   price $185,000 985-char remark

   Show marketing remark (985 chars)

   Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

8. 2025-11-20
   price $189,000 985-char remark

   Show marketing remark (985 chars)

   Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

9. 2025-10-06
   price $192,500 985-char remark

   Show marketing remark (985 chars)

   Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

10. 2025-10-06
    status Active 985-char remark

    Show marketing remark (985 chars)

    Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

11. 2025-08-23
    historical 985-char remark

    Show marketing remark (985 chars)

    Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

12. 2025-07-23
    listed $195,000 985-char remark

    Show marketing remark (985 chars)

    Welcome to this beautiful and peaceful retreat! Country living that is close to everything. This immaculately maintained 3 bedroom, 2 bathroom double-wide manufactured home is permanently set on a solid foundation and sits on a generous 1.7-acre lot, offering the perfect blend of comfort, space, and privacy. There is enough land to play, plant a garden, or add a pool. The metal roof is only a few years old and covers the home, the full length front porch, and the 3 car parking area with an attic over that area for plenty of storage. Step onto the full-length covered front porch – ideal for relaxing mornings with coffee or peaceful evenings enjoying the sunset. The durable metal roof adds long-term value and low-maintenance peace of mind. Inside, you’ll find an open-concept living space, a spacious kitchen with plenty of cabinetry, and a thoughtfully designed separate master suite – perfect for homeowners seeking their own space to relax and unwind.

13. 2024-10-31
    historical
14. 2024-09-09
    price $200,000
15. 2024-08-20
    price $218,000
16. 2024-08-05
    price $225,000
17. 2024-07-25
    listed $230,000 Active
18. 1987-12-01
    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: $645 · $54/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$345/yr (+$29/mo · 53.5%)

ⓘ 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 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: $20,918
• − Mortgage interest: −$10,083
• − Property taxes: −$645
• − Insurance: −$900
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$5,236
• Taxable income: $707
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $3,483/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

-21.7% since first listed

18 events — show timeline

• 2026-05-04 Pending — NTREIS
• 2026-04-10 Price Changed $180,000 NTREIS
• 2026-04-06 Relisted — NTREIS
• 2026-04-04 Listing Removed — NTREIS
• 2026-03-30 Relisted — NTREIS
• 2026-03-19 Pending — NTREIS
• 2026-02-05 Price Changed $185,000 NTREIS
• 2025-11-20 Price Changed $189,000 NTREIS
• 2025-10-06 Price Changed $192,500 NTREIS
• 2025-10-06 Relisted — NTREIS
• 2025-08-23 Listing Removed — NTREIS
• 2025-07-23 Listed $195,000 NTREIS
• 2024-10-31 Listing Removed — NTREIS
• 2024-09-09 Price Changed $200,000 NTREIS
• 2024-08-20 Price Changed $218,000 NTREIS
• 2024-08-05 Price Changed $225,000 NTREIS
• 2024-07-25 Listed $230,000 NTREIS
• 1987-12-01 Sold (Public Records) — Public Records

Property tax history

+12.8%/yr

Latest (2025): $645 · +0.4% YoY. Source: county tax records.