6114 Henderson Ave · Shreveport, LA 71106

$37,000

3 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 173 Days on market

Built 1950 10,019 sqft lot $29/sqft · at area comps Est $38k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.2/15.0
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Part of 40 property rental package. Contact Agent for details!

Key facts

• 0.23 acre lot
• Built 1950
• Listed 173 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.3% 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: Rents rising fast (+7.5%/yr); 485 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $256 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1950 — 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: 2.96% ✓
• Cap rate: 26.26%
• Cash-on-cash: 71.32%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (median comp): $37,585
• List price: $37,000
• Delta: -1.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6022 Fairfield Ave	0.15mi	3/2.0	1,150 (-9%)	6mo	$62,400	$54	69
6013 Lexington Ave	0.14mi	3/1.0	1,345 (+7%)	20mo	$13,900	$10	65
5918 Henderson Ave	0.24mi	3/1.0	1,144 (-9%)	13mo	$45,000	$39	63
840 Drexel Dr	0.29mi	3/1.0	1,190 (-5%)	20mo	$70,000	$59	61
6002 Henderson Ave	0.17mi	3/1.0	1,080 (-14%)	13mo	$45,000	$42	58
6000 Henderson Ave	0.18mi	3/1.0	1,080 (-14%)	13mo	$45,000	$42	57
842 Evangeline Pl	0.31mi	3/2.0	1,400 (+11%)	9mo	$75,000	$54	55
937 Evangeline Pl	0.18mi	3/1.0	1,099 (-13%)	22mo	$22,000	$20	52
913 Robinhood St	0.25mi	2/2.0 (-1)	1,107 (-12%)	18mo	$94,000	$85	45
1417 Oakdale St	0.72mi	3/2.0	1,347 (+7%)	9mo	$12,000	$9	43
4746 Southern Ave	0.56mi	3/1.0	1,147 (-9%)	21mo	$35,000	$31	42
302 W 69th St	0.70mi	3/1.0	1,147 (-9%)	18mo	$42,500	$37	38

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: 76.0%
• Equity multiple: 4.71×
• Total profit: $38,419
• Equity at exit: $5,517

10-year hold

• IRR: 80.9%
• Equity multiple: 11.36×
• Total profit: $107,372
• Equity at exit: $3,199

Cash invested: $10,360 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$194
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $616

Break-even live

Break-even rent $314

Max offer price $37,000

Occupancy floor 39%

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	43d	1	0.19mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	43d	1	0.66mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	0.74mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	0.84mi
720 Delaware St Shreveport, LA	3.0	2.0	1600	$1,800	$1.12	13d	1	1.01mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	1.05mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	43d	1	1.16mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	1.19mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	1.32mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	1.32mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	1.32mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	43d	1	1.33mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	1.34mi
530 E 81st St Shreveport, LA	3.0	1.0	1298	$800	$0.62	21d	1	1.35mi
3827 Baltimore Ave Shreveport, LA	3.0	2.5	1650	$1,650	$1.00	43d	1	1.39mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	43d	1	1.40mi
638 Bringhurst Dr Shreveport, LA	3.0	1.5	1704	$1,200	$0.70	21d	1	1.41mi
702 Bringhurst Dr Shreveport, LA	3.0	1.5	1206	$1,100	$0.91	43d	1	1.42mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	13d	1	1.42mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	21d	1	1.44mi
3840 Creswell Ave Unit 1 Shreveport, LA	2.0	1.5	1200	$1,000	$0.83	43d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $37,000 Active 173 DOM
2. 2026-06-17
   days on market $37,000 Active 172 DOM
3. 2026-06-16
   days on market $37,000 Active 171 DOM
4. 2026-06-15
   days on market $37,000 Active 170 DOM
5. 2026-06-14
   days on market $37,000 Active 168 DOM
6. 2026-06-13
   days on market $37,000 Active 167 DOM
7. 2026-06-10
   days on market $37,000 Active 165 DOM
8. 2026-06-09
   days on market $37,000 Active 164 DOM
9. 2026-06-08
   days on market $37,000 Active 163 DOM
10. 2026-06-07
    days on market $37,000 Active 162 DOM
11. 2026-06-05
    days on market $37,000 Active 159 DOM
12. 2026-06-03
    days on market $37,000 Active 158 DOM
13. 2026-06-02
    days on market $37,000 Active 157 DOM
14. 2026-06-01
    days on market $37,000 Active 156 DOM
15. 2026-05-31
    days on market $37,000 Active 155 DOM
16. 2026-05-30
    days on market $37,000 Active 154 DOM
17. 2025-12-27
    listed $37,000 Active 62-char remark

    Show marketing remark (62 chars)

    Part of 40 property rental package. Contact Agent for details!

18. 2007-02-26
    soldstatus
19. 2005-09-21
    soldstatus
20. 2005-09-13
    soldstatus
21. 1993-12-14
    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: $467 · $39/mo
• Projected year-2 tax: $467 · $39/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 6 d/yr ≥110°F today · 19 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: $13,126
• − Mortgage interest: −$2,073
• − Property taxes: −$467
• − Insurance: −$185
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$1,076
• Taxable income: $7,224
• Est. tax owed @ 24.0%: −$1,734
• After-tax cash flow: $5,655/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

5 events — show timeline

• 2025-12-27 Listed $37,000 NTREIS
• 2007-02-26 Sold (Public Records) — Public Records
• 2005-09-21 Sold (Public Records) — Public Records
• 2005-09-13 Sold (Public Records) — Public Records
• 1993-12-14 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2025): $467 · +0.4% YoY. Source: county tax records.