3054 Gordonia · Shreveport, LA 71107

$25,900

3 bd · 1.0 ba · 979 sqft · SingleFamily public records · 465 Days on market

Built 1954 7,405 sqft lot $26/sqft · 45% below area Est $47k · 45% under

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

Listing remarks MLS

***Price Reduction*** Great for first-time homeowners or an Investor. Nice 3-bedroom, 1 bath home sits on a large lot in North Shreveport near Southern University and close to downtown Shreveport. This home has had a long-term tenant, but is currently vacant. Call for more information and showing instructions.

Key facts

• Large lot
• 7,405 sq ft lot
• Built 1954

Tags

• LARGE LOT
• NEAR SOUTHERN UNIVERSITY
• CLOSE TO DOWNTOWN SHREVEPORT

🏷️ Possibly a rental listed for sale. The $25,900 price doesn't fit this home's estimated sale value (~$46,684) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $23k (12.0% below list) — sets the bar for market timing.
• Cap rate 45.3% 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: 262 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($48k/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 $179 of loan paydown is wiped out by about $777 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 + 3.0% 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 465 days — a 12% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $22,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 465 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 1954 — 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: 4.94% ✓
• Cap rate: 45.31%
• Cash-on-cash: 139.34%
• DSCR: 7.20
• GRM: 1.7

CMA / ARV

• ARV (median comp): $46,684
• List price: $25,900
• Delta: -44.52%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3052 Yorktown Dr	0.06mi	3/1.5	1,057 (+8%)	3mo	$68,000	$64	79
3032 Gordonia St	0.11mi	3/1.0	979 (0%)	20mo	$210,000	$215	78
3023 Oak Forest Ln	0.31mi	3/1.0	839 (-14%)	8mo	$15,000	$18	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.82×
• Total profit: $49,447
• Equity at exit: $3,862

10-year hold

• IRR: —
• Equity multiple: 16.47×
• Total profit: $112,171
• Equity at exit: $2,239

Cash invested: $7,252 (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 71107

• Home prices YoY: -34.5%
• Active inventory: 262
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$136
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $842

Break-even live

Break-even rent $215

Max offer price $25,900

Occupancy floor 29%

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 Ridgeway St Shreveport, LA	2.0	1.0	890	$800	$0.90	44d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $25,900 Active 465 DOM
2. 2026-06-17
   days on market $25,900 Active 464 DOM
3. 2026-06-16
   days on market $25,900 Active 463 DOM
4. 2026-06-15
   days on market $25,900 Active 462 DOM
5. 2026-06-14
   days on market $25,900 Active 460 DOM
6. 2026-06-13
   days on market $25,900 Active 459 DOM
7. 2026-06-10
   days on market $25,900 Active 457 DOM
8. 2026-06-09
   days on market $25,900 Active 456 DOM
9. 2026-06-08
   days on market $25,900 Active 455 DOM
10. 2026-06-07
    days on market $25,900 Active 454 DOM
11. 2026-06-05
    days on market $25,900 Active 451 DOM
12. 2026-06-03
    days on market $25,900 Active 450 DOM
13. 2026-06-02
    days on market $25,900 Active 449 DOM
14. 2026-06-01
    days on market $25,900 Active 448 DOM
15. 2026-05-31
    days on market $25,900 Active 447 DOM
16. 2026-05-30
    days on market $25,900 Active 446 DOM
17. 2026-04-23
    price $25,900 311-char remark

    Show marketing remark (311 chars)

    ***Price Reduction*** Great for first-time homeowners or an Investor. Nice 3-bedroom, 1 bath home sits on a large lot in North Shreveport near Southern University and close to downtown Shreveport. This home has had a long-term tenant, but is currently vacant. Call for more information and showing instructions.

18. 2026-04-02
    price $26,000 311-char remark

    Show marketing remark (311 chars)

    ***Price Reduction*** Great for first-time homeowners or an Investor. Nice 3-bedroom, 1 bath home sits on a large lot in North Shreveport near Southern University and close to downtown Shreveport. This home has had a long-term tenant, but is currently vacant. Call for more information and showing instructions.

19. 2025-10-01
    price $28,000 311-char remark

    Show marketing remark (311 chars)

    ***Price Reduction*** Great for first-time homeowners or an Investor. Nice 3-bedroom, 1 bath home sits on a large lot in North Shreveport near Southern University and close to downtown Shreveport. This home has had a long-term tenant, but is currently vacant. Call for more information and showing instructions.

20. 2025-08-21
    price $29,500 311-char remark

    Show marketing remark (311 chars)

    ***Price Reduction*** Great for first-time homeowners or an Investor. Nice 3-bedroom, 1 bath home sits on a large lot in North Shreveport near Southern University and close to downtown Shreveport. This home has had a long-term tenant, but is currently vacant. Call for more information and showing instructions.

21. 2025-03-10
    listed $30,000 Active 311-char remark

    Show marketing remark (311 chars)

    ***Price Reduction*** Great for first-time homeowners or an Investor. Nice 3-bedroom, 1 bath home sits on a large lot in North Shreveport near Southern University and close to downtown Shreveport. This home has had a long-term tenant, but is currently vacant. Call for more information and showing instructions.

22. 2025-01-16
    soldstatus Closed 246-char remark

    Show marketing remark (246 chars)

    Great for a first-time homeowner or an Investor. This 3 bedroom, 1 bath home has so much potential, it currently has a long-term tenant. It will not last, call us for more information. This property can be sold along with 3009 Gordonia Drive.

23. 2025-01-03
    historical Active Contingent 246-char remark

    Show marketing remark (246 chars)

    Great for a first-time homeowner or an Investor. This 3 bedroom, 1 bath home has so much potential, it currently has a long-term tenant. It will not last, call us for more information. This property can be sold along with 3009 Gordonia Drive.

24. 2025-01-02
    listed $27,500 Active 246-char remark

    Show marketing remark (246 chars)

    Great for a first-time homeowner or an Investor. This 3 bedroom, 1 bath home has so much potential, it currently has a long-term tenant. It will not last, call us for more information. This property can be sold along with 3009 Gordonia Drive.

25. 2019-03-01
    soldstatus $45,000
26. 2009-08-21
    soldstatus $72,000
27. 2004-06-09
    soldstatus
28. 1993-03-19
    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: $275 · $23/mo
• Projected year-2 tax: $275 · $23/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $15,366
• − Mortgage interest: −$1,451
• − Property taxes: −$275
• − Insurance: −$130
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$753
• Taxable income: $10,299
• Est. tax owed @ 24.0%: −$2,472
• After-tax cash flow: $7,633/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): 31,734
• Household income: $48,365
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1346.0

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 51% White 43% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▼ -62.11%
• Current HPI: 117.801
• 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

-64.0% since first listed

12 events — show timeline

• 2026-04-23 Price Changed $25,900 NTREIS
• 2026-04-02 Price Changed $26,000 NTREIS
• 2025-10-01 Price Changed $28,000 NTREIS
• 2025-08-21 Price Changed $29,500 NTREIS
• 2025-03-10 Listed $30,000 NTREIS
• 2025-01-16 Sold (MLS) — NTREIS
• 2025-01-03 Contingent — NTREIS
• 2025-01-02 Listed $27,500 NTREIS
• 2019-03-01 Sold (Public Records) $45,000 Public Records
• 2009-08-21 Sold (Public Records) $72,000 Public Records
• 2004-06-09 Sold (Public Records) — Public Records
• 1993-03-19 Sold (Public Records) — Public Records

Property tax history

-2.6%/yr

Latest (2025): $275 · +0.4% YoY. Source: county tax records.