3129 Chestnut St · Shreveport, LA 71109

$16,500

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 831 Days on market

Built 1960 6,665 sqft lot $16/sqft · 64% below area ↓ 43% since listing

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.4/10.0
• 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

• 6,665 sq ft lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($773 rent vs $16k).
• Recommended offer: $15k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.8% 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: 125 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $114 of loan paydown is wiped out by about $195 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 (-1.2% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 831 days — a 12% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $6k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 831 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 4.68% ✓
• Cap rate: 41.82%
• Cash-on-cash: 126.90%
• DSCR: 6.65
• GRM: 1.8

CMA / ARV

• ARV (median comp): $45,710
• List price: $16,500
• Delta: -63.90%
• 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
2824 W Caperton St	0.31mi	2/1.0	1,100 (+3%)	2mo	$60,900	$55	78
3121 Ashton St	0.37mi	2/1.0	1,016 (-4%)	1mo	$31,000	$31	74
1821 Dolphine	0.46mi	2/1.0	1,100 (+3%)	4mo	$19,000	$17	70
3137 Looney St	0.44mi	2/1.0	1,134 (+7%)	2mo	$60,000	$53	67
3102 W Laurel St	0.07mi	3/2.0 (+1)	1,169 (+10%)	13mo	$55,000	$47	60
1411 Hassett Ave	0.64mi	3/1.0 (+1)	1,060 (-0%)	6mo	$20,000	$19	59
1713 Madison Ave	0.67mi	3/1.0 (+1)	1,066 (+0%)	5mo	$23,000	$22	59
3615 Lakeshore Dr	0.53mi	2/1.0	965 (-9%)	6mo	$23,500	$24	54
2609 Ashton St	0.60mi	3/1.0 (+1)	1,144 (+8%)	1mo	$55,000	$48	53
3147 Milton St	0.71mi	2/1.0	951 (-11%)	1mo	$31,000	$33	48
3434 Judson St	0.59mi	2/1.0	940 (-12%)	9mo	$62,500	$66	46
3211 Milton St	0.72mi	2/1.0	961 (-10%)	9mo	$25,000	$26	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.44×
• Total profit: $29,756
• Equity at exit: $3,840

10-year hold

• IRR: —
• Equity multiple: 15.56×
• Total profit: $67,252
• Equity at exit: $3,912

Cash invested: $4,620 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 125
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $773 high
• Mortgage (P&I): −$87
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $489

Break-even live

Break-even rent $154

Max offer price $16,500

Occupancy floor 32%

Sensitivity live

Price	-10% $498	-5% $493	+0% $489	+5% $484	+10% $479
Rent	-10% $428	-5% $458	+0% $489	+5% $519	+10% $550
Rate	-1.0pp $497	-0.5pp $493	base $489	+0.5pp $484	+1.0pp $480

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: $4,125
• Closing costs: $495
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	22d	1	0.21mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	22d	1	0.29mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	15d	1	0.44mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	45d	1	0.45mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	15d	1	0.46mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	15d	1	0.57mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	15d	1	0.58mi
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	45d	1	0.77mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	45d	1	0.87mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	15d	1	0.91mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	45d	1	1.07mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	45d	1	1.08mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$798	$0.80	45d	1	1.15mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	45d	1	1.23mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	45d	1	1.25mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	22d	1	1.31mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	15d	1	1.38mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	22d	1	1.43mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	22d	1	1.49mi
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	45d	1	1.49mi

Listing history 27 events

1. 2026-06-21
   days on market $16,500 Active 831 DOM
2. 2026-06-18
   days on market $16,500 Active 828 DOM
3. 2026-06-17
   days on market $16,500 Active 827 DOM
4. 2026-06-16
   days on market $16,500 Active 826 DOM
5. 2026-06-15
   days on market $16,500 Active 825 DOM
6. 2026-06-14
   days on market $16,500 Active 823 DOM
7. 2026-06-13
   days on market $16,500 Active 822 DOM
8. 2026-06-10
   days on market $16,500 Active 820 DOM
9. 2026-06-09
   days on market $16,500 Active 819 DOM
10. 2026-06-08
    days on market $16,500 Active 818 DOM
11. 2026-06-07
    days on market $16,500 Active 817 DOM
12. 2026-06-05
    days on market $16,500 Active 814 DOM
13. 2026-06-03
    days on market $16,500 Active 813 DOM
14. 2026-06-02
    days on market $16,500 Active 812 DOM
15. 2026-06-01
    days on market $16,500 Active 811 DOM
16. 2026-05-31
    days on market $16,500 Active 810 DOM
17. 2026-05-30
    days on market $16,500 Active 809 DOM
18. 2024-06-13
    price $16,500 33-char remark

    Show marketing remark (33 chars)

    All info to be verified by buyer.

19. 2024-04-24
    price $18,775 33-char remark

    Show marketing remark (33 chars)

    All info to be verified by buyer.

20. 2024-04-24
    status Active 33-char remark

    Show marketing remark (33 chars)

    All info to be verified by buyer.

21. 2024-04-18
    status Pending 33-char remark

    Show marketing remark (33 chars)

    All info to be verified by buyer.

22. 2024-03-06
    listed $22,750 Active 33-char remark

    Show marketing remark (33 chars)

    All info to be verified by buyer.

23. 2024-03-06
    listed $22,750 Active

    Show marketing remark (33 chars)

    All info to be verified by buyer.

24. 2024-03-06
    historical

    Show marketing remark (33 chars)

    All info to be verified by buyer.

25. 2024-03-04
    historical
26. 2023-11-14
    price $22,750
27. 2023-07-23
    listed $28,750 Active

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $341 · $28/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 6/10 Major 6 d/yr ≥110°F today · 20 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: $9,272
• − Mortgage interest: −$924
• − Property taxes: −$341
• − Insurance: −$82
• − Repairs & maintenance: −$742
• − Management: −$742
• − Depreciation: −$480
• Taxable income: $5,960
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $4,432/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 0%

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: ▼ -1.18%
• Current HPI: 54.4158
• Rent YoY: —
• 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

-42.6% since first listed

10 events — show timeline

• 2024-06-13 Price Changed $16,500 NTREIS
• 2024-04-24 Price Changed $18,775 NTREIS
• 2024-04-24 Relisted — NTREIS
• 2024-04-18 Pending — NTREIS
• 2024-03-06 Listing Removed — NTREIS
• 2024-03-06 Listed $22,750 NTREIS
• 2024-03-06 Listed $22,750 NTREIS
• 2024-03-04 Listing Removed — NTREIS
• 2023-11-14 Price Changed $22,750 NTREIS
• 2023-07-23 Listed $28,750 NTREIS

Property tax history

-1.4%/yr

Latest (2025): $341 · +0.4% YoY. Source: county tax records.