3159 Ashton St · Shreveport, LA 71103

$26,975

2 bd · 1.0 ba · 1,219 sqft · SingleFamily public records · 834 Days on market

Built 1960 5,401 sqft lot $22/sqft · 12% below area Est $31k · 12% under

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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
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

All info to be verified by buyer.

Key facts

• 5,401 sq ft lot
• Built 1960
• Listed 834 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($764 rent vs $27k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.9% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $141 of equity ($186 loan paydown + $-45 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 834 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3k; list at $27k implies a 799% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $23,738 (12.0% below list)

Questions for the listing agent

1. It's been on market 834 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 1960 — 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: 2.83% ✓
• Cap rate: 24.88%
• Cash-on-cash: 66.38%
• DSCR: 3.95
• GRM: 2.9

CMA / ARV

• ARV (median comp): $30,576
• List price: $26,975
• Delta: -11.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3137 Looney St	0.07mi	2/1.0	1,134 (-7%)	2mo	$60,000	$53	84
2751 Looney St	0.39mi	3/2.0 (+1)	1,235 (+1%)	2mo	$19,000	$15	69
3132 Looney St	0.11mi	3/1.0 (+1)	1,375 (+13%)	7mo	$57,500	$42	63
2806 W Caperton St	0.63mi	2/1.0	1,232 (+1%)	10mo	$23,000	$19	61
2609 Ashton St	0.51mi	3/1.0 (+1)	1,144 (-6%)	1mo	$55,000	$48	60
3560 Lillian St	0.75mi	3/1.0 (+1)	1,229 (+1%)	2mo	$40,000	$33	57
3528 Lakeshore Dr	0.68mi	3/1.0 (+1)	1,270 (+4%)	2mo	$85,000	$67	55
3102 W Laurel St	0.42mi	3/2.0 (+1)	1,169 (-4%)	13mo	$55,000	$47	53
1821 Dolphine	0.59mi	2/1.0	1,100 (-10%)	4mo	$19,000	$17	53
2824 W Caperton St	0.62mi	2/1.0	1,100 (-10%)	2mo	$60,900	$55	53
1506 Jewella Ave	0.59mi	3/1.0 (+1)	1,313 (+8%)	16mo	$15,900	$12	41
1411 Hassett Ave	0.61mi	3/1.0 (+1)	1,060 (-13%)	6mo	$20,000	$19	40

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: 68.2%
• Equity multiple: 4.39×
• Total profit: $25,621
• Equity at exit: $7,610

10-year hold

• IRR: 70.2%
• Equity multiple: 8.93×
• Total profit: $59,924
• Equity at exit: $8,972

Cash invested: $7,553 (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: 2.9×

Monthly cashflow live

• Estimated rent: $764 high
• Mortgage (P&I): −$141
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $418

Break-even live

Break-even rent $235

Max offer price $26,975

Occupancy floor 40%

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: $6,744
• Closing costs: $809
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	21d	1	0.25mi
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	44d	1	0.39mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	13d	1	0.47mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	13d	1	0.55mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	0.70mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	0.83mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	44d	1	0.84mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	0.93mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	44d	1	1.02mi
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	44d	1	1.32mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	44d	1	1.32mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	1.32mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	44d	1	1.34mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$798	$0.80	44d	1	1.39mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	1.44mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	44d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $26,975 Active 834 DOM
2. 2026-06-17
   days on market $26,975 Active 833 DOM
3. 2026-06-16
   days on market $26,975 Active 832 DOM
4. 2026-06-15
   days on market $26,975 Active 831 DOM
5. 2026-06-14
   days on market $26,975 Active 829 DOM
6. 2026-06-13
   days on market $26,975 Active 828 DOM
7. 2026-06-10
   days on market $26,975 Active 826 DOM
8. 2026-06-09
   days on market $26,975 Active 825 DOM
9. 2026-06-08
   days on market $26,975 Active 824 DOM
10. 2026-06-07
    days on market $26,975 Active 823 DOM
11. 2026-06-05
    days on market $26,975 Active 820 DOM
12. 2026-06-03
    days on market $26,975 Active 819 DOM
13. 2026-06-02
    days on market $26,975 Active 818 DOM
14. 2026-06-01
    days on market $26,975 Active 817 DOM
15. 2026-05-31
    days on market $26,975 Active 816 DOM
16. 2026-05-30
    days on market $26,975 Active 815 DOM
17. 2024-06-13
    price $26,975 33-char remark

    Show marketing remark (33 chars)

    All info to be verified by buyer.

18. 2024-04-24
    price $29,250 33-char remark

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19. 2024-03-06
    listed $36,850 Active 33-char remark

    Show marketing remark (33 chars)

    All info to be verified by buyer.

20. 2024-03-06
    historical

    Show marketing remark (33 chars)

    All info to be verified by buyer.

21. 2024-03-06
    listed $36,850 Active

    Show marketing remark (33 chars)

    All info to be verified by buyer.

22. 2024-03-04
    historical
23. 2023-11-14
    price $36,850
24. 2023-07-23
    listed $46,805 Active
25. 2019-09-26
    soldstatus $3,000
26. 2002-01-14
    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: $399 · $33/mo
• Projected year-2 tax: $399 · $33/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 · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $9,171
• − Mortgage interest: −$1,511
• − Property taxes: −$399
• − Insurance: −$135
• − Repairs & maintenance: −$734
• − Management: −$734
• − Depreciation: −$785
• Taxable income: $4,874
• Est. tax owed @ 24.0%: −$1,170
• After-tax cash flow: $3,844/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

+799.2% since first listed

10 events — show timeline

• 2024-06-13 Price Changed $26,975 NTREIS
• 2024-04-24 Price Changed $29,250 NTREIS
• 2024-03-06 Listed $36,850 NTREIS
• 2024-03-06 Listing Removed — NTREIS
• 2024-03-06 Listed $36,850 NTREIS
• 2024-03-04 Listing Removed — NTREIS
• 2023-11-14 Price Changed $36,850 NTREIS
• 2023-07-23 Listed $46,805 NTREIS
• 2019-09-26 Sold (Public Records) $3,000 Public Records
• 2002-01-14 Sold (Public Records) — Public Records

Property tax history

-2.1%/yr

Latest (2025): $399 · +0.4% YoY. Source: county tax records.