3017 Hazel Cir · Shreveport, LA 71118

$109,000

3 bd · 1.5 ba · 1,055 sqft · SingleFamily public records · 278 Days on market

Built 1987 8,364 sqft lot $103/sqft · 14% below area Est $127k · 14% 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 +28.9/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

INVESTORS ONLY AT THIS TIME! This property is tenant occupied with a lease in place until December 2026 with an option to renew. If you are looking for a very affordable 3 bedroom 2 bath investment property that is producing income on day 1, look no further! With a newly installed HVAC system, this well maintained investment property is ready for a new owner. This home is in the Southern Hills neighborhood of Shreveport and is located very conveniently to shopping, dining and more! Schedule your showing today!

Key facts

• 8,364 sq ft lot
• Parking
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 18 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 32% 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 $754 of loan paydown is wiped out by about $3k 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 + 1.7% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $85k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 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: 1.24% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (median comp): $127,021
• List price: $109,000
• Delta: -14.19%
• 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
2900 Birch Dr	0.53mi	3/1.0	1,058 (+0%)	2mo	$109,900	$104	71
9248 N Southland Park Dr	0.15mi	2/1.0 (-1)	948 (-10%)	2mo	$115,000	$121	68
9014 Hilton Dr	0.54mi	3/1.0	1,113 (+6%)	2mo	$154,000	$138	62
2904 Birch Dr	0.52mi	3/1.0	998 (-5%)	4mo	$114,900	$115	62
9406 Normandie Dr	0.50mi	3/1.0	988 (-6%)	7mo	$114,600	$116	58
8948 Hilton Dr	0.64mi	3/1.0	1,144 (+8%)	0mo	$125,900	$110	54
9416 Woodcrest Dr	0.56mi	3/1.5	1,175 (+11%)	3mo	$114,500	$97	52
2869 Alkay Dr	0.61mi	3/1.5	1,140 (+8%)	11mo	$163,000	$143	49
9044 Marva Dr	0.49mi	2/1.5 (-1)	1,185 (+12%)	6mo	$65,000	$55	47
1119 Southland Park Dr	0.65mi	3/1.0	1,179 (+12%)	2mo	$115,000	$98	46
1119 Kimberly Dr	0.73mi	3/1.0	953 (-10%)	5mo	$114,900	$121	44
2868 Lynda Ln	0.52mi	3/1.0	1,212 (+15%)	8mo	$162,000	$134	43

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $4,146
• Equity at exit: $16,252

10-year hold

• IRR: 11.9%
• Equity multiple: 1.89×
• Total profit: $27,053
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$572
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $369

Break-even live

Break-even rent $889

Max offer price $109,000

Occupancy floor 68%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2838 Smithfield Rd Shreveport, LA	3.0	1.0	960	$1,250	$1.30	43d	1	0.34mi
9100 Walker Rd Shreveport, LA	1.0–2.0	1.0–2.0	841	$1,164	$1.38	13d	9	0.38mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	13d	1	0.40mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	43d	1	0.41mi
3126 W Bert Kouns Industrial Loop Shreveport, LA	2.0	2.0	957	$820	$0.86	13d	1	0.41mi
3024 Karla Cir Unit 3024 Shreveport, LA	3.0	1.0	971	$1,175	$1.21	43d	1	0.47mi
2843 Kaylin Dr Shreveport, LA	3.0	1.0	1025	$1,400	$1.37	21d	1	0.56mi
9005 Walker Rd Shreveport, LA	2.0	2.0	975	$1,332	$1.37	13d	5	0.60mi
9730 Baird Rd Shreveport, LA	1.0–2.0	1.0–2.0	872	$1,212	$1.39	13d	19	0.68mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	13d	3	0.75mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	21d	1	0.77mi
3011 Mackey Ln Shreveport, LA	3.0	1.5	1222	$1,300	$1.06	13d	1	0.79mi
8860 Bernay Dr Shreveport, LA	3.0	1.5	1200	$1,300	$1.08	43d	1	1.02mi
3257 W Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1108	$2,064	$1.86	13d	7	1.17mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	43d	11	1.18mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	43d	1	1.42mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	13d	1	1.45mi
9202 Highcrest Dr Shreveport, LA	3.0	2.0	1418	$1,500	$1.06	13d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $109,000 Active 278 DOM
2. 2026-06-17
   days on market $109,000 Active 277 DOM
3. 2026-06-16
   days on market $109,000 Active 276 DOM
4. 2026-06-15
   days on market $109,000 Active 275 DOM
5. 2026-06-14
   days on market $109,000 Active 273 DOM
6. 2026-06-13
   days on market $109,000 Active 272 DOM
7. 2026-06-10
   days on market $109,000 Active 270 DOM
8. 2026-06-09
   days on market $109,000 Active 269 DOM
9. 2026-06-08
   days on market $109,000 Active 268 DOM
10. 2026-06-07
    days on market $109,000 Active 267 DOM
11. 2026-06-05
    days on market $109,000 Active 264 DOM
12. 2026-06-03
    days on market $109,000 Active 263 DOM
13. 2026-06-02
    days on market $109,000 Active 262 DOM
14. 2026-06-01
    days on market $109,000 Active 261 DOM
15. 2026-05-31
    days on market $109,000 Active 260 DOM
16. 2026-05-30
    days on market $109,000 Active 259 DOM
17. 2026-04-26
    status Active 515-char remark

    Show marketing remark (515 chars)

    INVESTORS ONLY AT THIS TIME! This property is tenant occupied with a lease in place until December 2026 with an option to renew. If you are looking for a very affordable 3 bedroom 2 bath investment property that is producing income on day 1, look no further! With a newly installed HVAC system, this well maintained investment property is ready for a new owner. This home is in the Southern Hills neighborhood of Shreveport and is located very conveniently to shopping, dining and more! Schedule your showing today!

18. 2026-04-24
    historical Active Contingent 515-char remark

    Show marketing remark (515 chars)

    INVESTORS ONLY AT THIS TIME! This property is tenant occupied with a lease in place until December 2026 with an option to renew. If you are looking for a very affordable 3 bedroom 2 bath investment property that is producing income on day 1, look no further! With a newly installed HVAC system, this well maintained investment property is ready for a new owner. This home is in the Southern Hills neighborhood of Shreveport and is located very conveniently to shopping, dining and more! Schedule your showing today!

19. 2026-02-25
    price $109,000 515-char remark

    Show marketing remark (515 chars)

    INVESTORS ONLY AT THIS TIME! This property is tenant occupied with a lease in place until December 2026 with an option to renew. If you are looking for a very affordable 3 bedroom 2 bath investment property that is producing income on day 1, look no further! With a newly installed HVAC system, this well maintained investment property is ready for a new owner. This home is in the Southern Hills neighborhood of Shreveport and is located very conveniently to shopping, dining and more! Schedule your showing today!

20. 2026-02-13
    status Active 515-char remark

    Show marketing remark (515 chars)

    INVESTORS ONLY AT THIS TIME! This property is tenant occupied with a lease in place until December 2026 with an option to renew. If you are looking for a very affordable 3 bedroom 2 bath investment property that is producing income on day 1, look no further! With a newly installed HVAC system, this well maintained investment property is ready for a new owner. This home is in the Southern Hills neighborhood of Shreveport and is located very conveniently to shopping, dining and more! Schedule your showing today!

21. 2026-01-30
    historical Active Contingent 515-char remark

    Show marketing remark (515 chars)

    INVESTORS ONLY AT THIS TIME! This property is tenant occupied with a lease in place until December 2026 with an option to renew. If you are looking for a very affordable 3 bedroom 2 bath investment property that is producing income on day 1, look no further! With a newly installed HVAC system, this well maintained investment property is ready for a new owner. This home is in the Southern Hills neighborhood of Shreveport and is located very conveniently to shopping, dining and more! Schedule your showing today!

22. 2025-12-22
    price $109,500 515-char remark

    Show marketing remark (515 chars)

    INVESTORS ONLY AT THIS TIME! This property is tenant occupied with a lease in place until December 2026 with an option to renew. If you are looking for a very affordable 3 bedroom 2 bath investment property that is producing income on day 1, look no further! With a newly installed HVAC system, this well maintained investment property is ready for a new owner. This home is in the Southern Hills neighborhood of Shreveport and is located very conveniently to shopping, dining and more! Schedule your showing today!

23. 2025-10-18
    price $109,600 515-char remark

    Show marketing remark (515 chars)

    INVESTORS ONLY AT THIS TIME! This property is tenant occupied with a lease in place until December 2026 with an option to renew. If you are looking for a very affordable 3 bedroom 2 bath investment property that is producing income on day 1, look no further! With a newly installed HVAC system, this well maintained investment property is ready for a new owner. This home is in the Southern Hills neighborhood of Shreveport and is located very conveniently to shopping, dining and more! Schedule your showing today!

24. 2025-10-11
    price $109,700 515-char remark

    Show marketing remark (515 chars)

    INVESTORS ONLY AT THIS TIME! This property is tenant occupied with a lease in place until December 2026 with an option to renew. If you are looking for a very affordable 3 bedroom 2 bath investment property that is producing income on day 1, look no further! With a newly installed HVAC system, this well maintained investment property is ready for a new owner. This home is in the Southern Hills neighborhood of Shreveport and is located very conveniently to shopping, dining and more! Schedule your showing today!

25. 2025-10-09
    price $109,800 515-char remark

    Show marketing remark (515 chars)

    INVESTORS ONLY AT THIS TIME! This property is tenant occupied with a lease in place until December 2026 with an option to renew. If you are looking for a very affordable 3 bedroom 2 bath investment property that is producing income on day 1, look no further! With a newly installed HVAC system, this well maintained investment property is ready for a new owner. This home is in the Southern Hills neighborhood of Shreveport and is located very conveniently to shopping, dining and more! Schedule your showing today!

26. 2025-09-12
    listed $109,900 Active 515-char remark

    Show marketing remark (515 chars)

    INVESTORS ONLY AT THIS TIME! This property is tenant occupied with a lease in place until December 2026 with an option to renew. If you are looking for a very affordable 3 bedroom 2 bath investment property that is producing income on day 1, look no further! With a newly installed HVAC system, this well maintained investment property is ready for a new owner. This home is in the Southern Hills neighborhood of Shreveport and is located very conveniently to shopping, dining and more! Schedule your showing today!

27. 2018-02-02
    soldstatus $85,000
28. 1988-03-23
    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: $1,024 · $85/mo
• Projected year-2 tax: $1,024 · $85/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 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: $16,278
• − Mortgage interest: −$6,106
• − Property taxes: −$1,024
• − Insurance: −$545
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,171
• Taxable income: $2,828
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $3,752/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

+28.2% since first listed

12 events — show timeline

• 2026-04-26 Relisted — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-02-25 Price Changed $109,000 NTREIS
• 2026-02-13 Relisted — NTREIS
• 2026-01-30 Contingent — NTREIS
• 2025-12-22 Price Changed $109,500 NTREIS
• 2025-10-18 Price Changed $109,600 NTREIS
• 2025-10-11 Price Changed $109,700 NTREIS
• 2025-10-09 Price Changed $109,800 NTREIS
• 2025-09-12 Listed $109,900 NTREIS
• 2018-02-02 Sold (Public Records) $85,000 Public Records
• 1988-03-23 Sold (Public Records) — Public Records

Property tax history

+13.5%/yr

Latest (2025): $1,024 · +0.4% YoY. Source: county tax records.