224 Olive St · Shreveport, LA 71104

$169,900

4 bd · 2.0 ba · 2,029 sqft · MultiFamily public records · 41 Days on market

Built 1990 7,754 sqft lot $84/sqft · 62% above area

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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 +25.8/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Low maintenance investment opportunity, both have large kitchens and separate dining rooms. Washer-Dryer hook ups in both units, there is an upstairs unit and a downstairs unit. Close to public transportation and convenient to the VA hospital.

Key facts

• New paint
• Large kitchen
• New dishwasher

Tags

• LARGE KITCHEN
• SEPARATE DINING ROOMS
• WASHER AND DRYER HOOKUPS
• NEW PAINT
• NEW DISHWASHER
• ALL APPLIANCES REMAIN

Property features AI

Finance

• Other: Lot approximately 0.178 acres; Subdivision: Opo Sub; County: Caddo, United States
• Financial info: Property marketed as residential income (duplex); Two buildings with a total of 2 units; Reported gross annual income and expenses listed as $0.00
• HOA & community: No association

Exterior

• Parking: 4 parking spaces; No garage
• Utilities: City water; City sewer; No municipal utility district
• Home design: Duplex (residential income); Two levels; Entry level information not provided
• Construction: Vinyl siding exterior; Asphalt roof; Pillar/post/pier foundation; Built in 1990
• Exterior features: Outside parking pad; On-site common parking

Interior

• Kitchen: Built-in refrigerator; Dishwasher; Electric range
• Flooring: Ceramic tile
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Decorative lighting; Eat-in kitchen; High-speed internet available

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Rents rising (+3.6%/yr); 146 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($57k/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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($165k) 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.
• Current owner paid $120k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (median comp): $105,098
• List price: $169,900
• Delta: 61.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
362 Boulevard St	0.27mi	4/2.0	1,881 (-7%)	8mo	$175,000	$93	68
2401 Creswell Ave	0.53mi	4/3.0	1,972 (-3%)	11mo	$112,293	$57	57
705 College St	0.60mi	3/2.0 (-1)	1,870 (-8%)	6mo	$90,000	$48	48
221 E Jordan St	0.49mi	4/2.0	1,765 (-13%)	20mo	$140,000	$79	38
540 Wilkinson St	0.64mi	3/2.0 (-1)	1,764 (-13%)	11mo	$65,000	$37	35
2316 Creswell Ave	0.52mi	3/2.0 (-1)	1,736 (-14%)	15mo	$224,900	$130	34
318 Columbia St	0.62mi	4/3.0	2,213 (+9%)	24mo	$149,900	$68	32

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-200
• Equity at exit: $25,333

10-year hold

• IRR: 10.0%
• Equity multiple: 1.79×
• Total profit: $37,700
• Equity at exit: $14,690

Cash invested: $47,572 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$891
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $414

Break-even live

Break-even rent $1,265

Max offer price $169,900

Occupancy floor 72%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,790
Total (2 units)			$1,790

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	43d	1	0.30mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	43d	1	0.33mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	43d	1	0.34mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	21d	1	0.69mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	13d	1	1.00mi
222 Stephenson St Shreveport, LA	3.0	2.5	2642	$2,000	$0.76	21d	1	1.04mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	21d	1	1.05mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	13d	1	1.05mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	13d	1	1.11mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	43d	1	1.27mi
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	43d	1	1.28mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	13d	1	1.43mi

Listing history 24 events

1. 2026-06-18
   days on market $169,900 Active 41 DOM
2. 2026-06-17
   days on market $169,900 Active 40 DOM
3. 2026-06-16
   days on market $169,900 Active 39 DOM
4. 2026-06-15
   days on market $169,900 Active 38 DOM
5. 2026-06-14
   days on market $169,900 Active 36 DOM
6. 2026-06-13
   days on market $169,900 Active 35 DOM
7. 2026-06-10
   days on market $169,900 Active 33 DOM
8. 2026-06-09
   days on market $169,900 Active 32 DOM
9. 2026-06-08
   days on market $169,900 Active 31 DOM
10. 2026-06-07
    days on market $169,900 Active 30 DOM
11. 2026-06-05
    days on market $169,900 Active 27 DOM
12. 2026-06-03
    days on market $169,900 Active 26 DOM
13. 2026-06-02
    days on market $169,900 Active 25 DOM
14. 2026-06-01
    days on market $169,900 Active 24 DOM
15. 2026-05-31
    days on market $169,900 Active 23 DOM
16. 2026-05-30
    days on market $169,900 Active 22 DOM
17. 2026-05-07
    listed $169,900 Active 581-char remark
18. 2021-07-12
    soldstatus $120,000
19. 2021-07-09
    soldstatus Sold 243-char remark

    Show marketing remark (243 chars)

    Low maintenance investment opportunity, both have large kitchens and separate dining rooms. Washer-Dryer hook ups in both units, there is an upstairs unit and a downstairs unit. Close to public transportation and convenient to the VA hospital.

20. 2021-04-29
    status Pending 243-char remark

    Show marketing remark (243 chars)

    Low maintenance investment opportunity, both have large kitchens and separate dining rooms. Washer-Dryer hook ups in both units, there is an upstairs unit and a downstairs unit. Close to public transportation and convenient to the VA hospital.

21. 2020-12-16
    listed $120,000 Active 243-char remark

    Show marketing remark (243 chars)

    Low maintenance investment opportunity, both have large kitchens and separate dining rooms. Washer-Dryer hook ups in both units, there is an upstairs unit and a downstairs unit. Close to public transportation and convenient to the VA hospital.

22. 2007-07-09
    soldstatus
23. 2007-03-22
    soldstatus
24. 1994-10-31
    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: $454 · $38/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$480/yr (+$40/mo · 105.6%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,480
• − Mortgage interest: −$9,517
• − Property taxes: −$454
• − Insurance: −$850
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$4,943
• Taxable income: $2,280
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $4,426/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): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

+41.6% since first listed

8 events — show timeline

• 2026-05-07 Listed $169,900 NTREIS
• 2021-07-12 Sold (Public Records) $120,000 Public Records
• 2021-07-09 Sold (MLS) — NTREIS
• 2021-04-29 Pending — NTREIS
• 2020-12-16 Listed $120,000 NTREIS
• 2007-07-09 Sold (Public Records) — Public Records
• 2007-03-22 Sold (Public Records) — Public Records
• 1994-10-31 Sold (Public Records) — Public Records

Property tax history

-1.6%/yr

Latest (2025): $454 · +0.4% YoY. Source: county tax records.