1914 Milam St Unit A & B · Shreveport, LA 71103

$24,500

4 bd · 2.0 ba · 1,500 sqft · Condo · 112 Days on market

Built 1955 ↓ 18% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Reduced!! Reduced!! Looking for your Next Investment Property??? Here it is !!! A Duplex with 2 bedrooms in each unit. Formal Living Room, Separate Dining Room, One Bathroom in each unit. Large Back yard. Some work needed to get the duplex ready to rent. But looks like a solid investment property. This is a Diamond in the Rough Good Location close to schools, bus line, churches, I-49 , Downtown and more. Sold As Is Where Is Hurry and See!!!

Key facts

• Separate dining room
• Large back yard
• Formal living room

Tags

• DUPLEX
• FORMAL LIVING ROOM
• SEPARATE DINING ROOM
• LARGE BACK YARD
• GOOD LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $24k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $24k).
• Recommended offer: $22k (9.0% below list) — sets the bar for market timing.
• Cap rate 34.0% vs local median 5.6% 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: 70 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $128 of equity ($169 loan paydown + $-41 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $22,295 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 3.80% ✓
• Cap rate: 34.00%
• Cash-on-cash: 98.94%
• DSCR: 5.40
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.12×
• Total profit: $35,132
• Equity at exit: $6,912

10-year hold

• IRR: —
• Equity multiple: 12.67×
• Total profit: $80,037
• Equity at exit: $8,149

Cash invested: $6,860 (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: 70
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $930 high
• Mortgage (P&I): −$128
• Tax est. 1.5%: −$31 /mo · $368/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $566

Break-even live

Break-even rent $214

Max offer price $24,500

Occupancy floor 34%

Sensitivity live

Price	-10% $583	-5% $574	+0% $566	+5% $557	+10% $549
Rent	-10% $492	-5% $529	+0% $566	+5% $602	+10% $639
Rate	-1.0pp $578	-0.5pp $572	base $566	+0.5pp $559	+1.0pp $553

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	45d	1	0.42mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	45d	1	0.59mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	45d	1	0.62mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	45d	1	0.84mi
2401 Darien St Shreveport, LA	3.0	2.0	2000	$1,500	$0.75	14d	1	1.02mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-09
   status $24,500 Pending 112 DOM
2. 2026-06-08
   days on market $24,500 Active 112 DOM
3. 2026-06-07
   days on market $24,500 Active 111 DOM
4. 2026-06-05
   days on market $24,500 Active 108 DOM
5. 2026-06-03
   days on market $24,500 Active 107 DOM
6. 2026-06-02
   days on market $24,500 Active 106 DOM
7. 2026-06-01
   days on market $24,500 Active 105 DOM
8. 2026-05-31
   days on market $24,500 Active 104 DOM
9. 2026-05-30
   days on market $24,500 Active 103 DOM
10. 2026-04-24
    price $24,500 470-char remark

    Show marketing remark (470 chars)

    Reduced!! Reduced!! Looking for your Next Investment Property??? Here it is !!! A Duplex with 2 bedrooms in each unit. Formal Living Room, Separate Dining Room, One Bathroom in each unit. Large Back yard. Some work needed to get the duplex ready to rent. But looks like a solid investment property. This is a Diamond in the Rough Good Location close to schools, bus line, churches, I-49 , Downtown and more. Sold As Is Where Is Hurry and See!!!

11. 2026-01-17
    listed $29,999 Active 470-char remark

    Show marketing remark (470 chars)

    Reduced!! Reduced!! Looking for your Next Investment Property??? Here it is !!! A Duplex with 2 bedrooms in each unit. Formal Living Room, Separate Dining Room, One Bathroom in each unit. Large Back yard. Some work needed to get the duplex ready to rent. But looks like a solid investment property. This is a Diamond in the Rough Good Location close to schools, bus line, churches, I-49 , Downtown and more. Sold As Is Where Is Hurry and See!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $11,163
• − Mortgage interest: −$1,372
• − Property taxes: −$368
• − Insurance: −$122
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$713
• Taxable income: $6,802
• Est. tax owed @ 24.0%: −$1,633
• After-tax cash flow: $5,155/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

-18.3% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $24,500 NTREIS
• 2026-01-17 Listed $29,999 NTREIS