860 Evangeline Pl · Shreveport, LA 71106

$78,800

2 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 49 Days on market

Built 1947 0.29 ac lot $53/sqft · 17% above area Est $67k · 17% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Please do not disturb tenant rental lease and ledger available upon request Income-producing single-family home currently tenant occupied and generating rental income. This 1,200 sqft wood frame residence offers a practical layout with three bedrooms and one full bath — ideal for investors seeking a turnkey addition to their portfolio. The attached garage adds functional value, while wall heating provides reliable climate control. Currently rented at $1070.00 per month 9 Unit Package DEAL MLS# 21228510, 21228493, 21228446, 21228424, 21228402, 21228377, 21228363, 21228333, 21228313

Key facts

• 0.29 acre lot
• Built 1947
• Listed 49 days

Property features AI

Finance

• Other: Lot is less than 0.5 acre (about 0.293 acre); Parcel number 171424015021100
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Not attached to another property; Built in 1947; Located in the Southern Heights subdivision
• Construction: Built in 1947
• Exterior features: Grassed vegetation; No fencing; No dock permitted; Easements: None

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: One-level home; Other interior features
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 fast (+7.5%/yr); 485 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $545 of loan paydown is wiped out by about $2k 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 + 7.5% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 $30k; list at $79k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,436 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.37% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.18%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (median comp): $67,186
• List price: $78,800
• Delta: 17.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
842 Evangeline Pl	0.03mi	3/2.0 (+1)	1,400 (-6%)	9mo	$75,000	$54	72
6013 Lexington Ave	0.30mi	3/1.0 (+1)	1,345 (-10%)	20mo	$13,900	$10	48
619 Erie St	0.67mi	3/2.0 (+1)	1,450 (-3%)	24mo	$220,000	$152	35
740 Erie St	0.68mi	2/2.0	1,612 (+8%)	21mo	$199,900	$124	33
707 Huron St	0.73mi	3/2.0 (+1)	1,591 (+7%)	17mo	$105,000	$66	31

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.62×
• Total profit: $13,629
• Equity at exit: $11,749

10-year hold

• IRR: 26.5%
• Equity multiple: 3.82×
• Total profit: $62,283
• Equity at exit: $6,813

Cash invested: $22,064 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$413
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $334

Break-even live

Break-even rent $653

Max offer price $78,800

Occupancy floor 64%

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: $19,700
• Closing costs: $2,364
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	44d	1	0.29mi
720 Delaware St Shreveport, LA	3.0	2.0	1600	$1,800	$1.12	13d	1	0.83mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	44d	1	0.92mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	0.96mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	1.04mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	1.14mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	44d	1	1.27mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	13d	1	1.28mi
7000 Fern Ave Shreveport, LA	2.0	1.0–2.0	895	$1,605	$1.79	13d	6	1.28mi
3840 Creswell Ave Unit 1 Shreveport, LA	2.0	1.5	1200	$1,000	$0.83	44d	1	1.31mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	44d	1	1.34mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	1.35mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	44d	1	1.35mi
3827 Baltimore Ave Shreveport, LA	3.0	2.5	1650	$1,650	$1.00	44d	1	1.35mi
530 E 81st St Shreveport, LA	3.0	1.0	1298	$800	$0.62	21d	1	1.38mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	21d	1	1.40mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	44d	1	1.44mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	1.45mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	44d	1	1.45mi

Listing history 35 events

1. 2026-06-18
   days on market $78,800 Active 49 DOM
2. 2026-06-17
   days on market $78,800 Active 48 DOM
3. 2026-06-16
   days on market $78,800 Active 47 DOM
4. 2026-06-15
   days on market $78,800 Active 46 DOM
5. 2026-06-14
   days on market $78,800 Active 44 DOM
6. 2026-06-13
   days on market $78,800 Active 43 DOM
7. 2026-06-10
   days on market $78,800 Active 41 DOM
8. 2026-06-09
   days on market $78,800 Active 40 DOM
9. 2026-06-08
   days on market $78,800 Active 39 DOM
10. 2026-06-07
    days on market $78,800 Active 38 DOM
11. 2026-06-05
    days on market $78,800 Active 35 DOM
12. 2026-06-03
    days on market $78,800 Active 34 DOM
13. 2026-06-02
    days on market $78,800 Active 33 DOM
14. 2026-06-01
    days on market $78,800 Active 32 DOM
15. 2026-05-31
    days on market $78,800 Active 31 DOM
16. 2026-05-30
    days on market $78,800 Active 30 DOM
17. 2026-04-06
    listed $78,800 Active 605-char remark
18. 2024-07-28
    historical $1,025
19. 2024-06-28
    price $1,025
20. 2024-06-20
    price $1,065
21. 2024-06-08
    historical $1,080
22. 2024-06-08
    listed $1,080
23. 2024-06-03
    historical $1,080
24. 2024-06-01
    listed $1,080
25. 2024-05-16
    historical $1,080
26. 2024-05-16
    listed $1,080
27. 2024-05-08
    historical $1,080
28. 2024-05-07
    listed $1,080
29. 2024-04-13
    price $1,095
30. 2024-04-10
    listed $1,125
31. 2024-04-10
    historical $1,125
32. 2024-03-27
    price $1,125
33. 2024-03-13
    listed $1,150
34. 2010-10-13
    soldstatus $30,500
35. 2008-07-11
    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: $840 · $70/mo
• Projected year-2 tax: $840 · $70/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 · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,918
• − Mortgage interest: −$4,414
• − Property taxes: −$840
• − Insurance: −$394
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,292
• Taxable income: $2,910
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $3,313/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): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1333.0

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 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• 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

+158.4% since first listed

19 events — show timeline

• 2026-04-06 Listed $78,800 NTREIS
• 2024-07-28 Rental Removed $1,025 APPFOLIO
• 2024-06-28 Price Changed $1,025 APPFOLIO
• 2024-06-20 Price Changed $1,065 APPFOLIO
• 2024-06-08 Rental Removed $1,080 RENT.
• 2024-06-08 Listed for Rent $1,080 APPFOLIO
• 2024-06-03 Rental Removed $1,080 APPFOLIO
• 2024-06-01 Listed for Rent $1,080 RENT.
• 2024-05-16 Rental Removed $1,080 RENT.
• 2024-05-16 Listed for Rent $1,080 APPFOLIO
• 2024-05-08 Rental Removed $1,080 APPFOLIO
• 2024-05-07 Listed for Rent $1,080 RENT.
• 2024-04-13 Price Changed $1,095 APPFOLIO
• 2024-04-10 Listed for Rent $1,125 APPFOLIO
• 2024-04-10 Rental Removed $1,125 APPFOLIO
• 2024-03-27 Price Changed $1,125 APPFOLIO
• 2024-03-13 Listed for Rent $1,150 APPFOLIO
• 2010-10-13 Sold (Public Records) $30,500 Public Records
• 2008-07-11 Sold (Public Records) — Public Records

Property tax history

+13.3%/yr

Latest (2025): $840 · +0.4% YoY. Source: county tax records.