4448 Greenwood Blvd · Shreveport, LA 71119

$93,000

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 359 Days on market

Built 1928 0.34 ac lot $52/sqft · 41% below area Est $158k · 41% under ↓ 2% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This home has had a lot of work done to it as it was purchased as a project home. The owner has gotten tied up with other things and is ready to let it go to somebody else. Foundation work has been completed, new roof, exterior painting completed, and walls have been put up for a 2nd bathroom. Bring your vision and creativity and finish this home out and have so much equity! 3 bedrooms and 2 baths. Projects still needing completed are painting, kitchen, 2 bathrooms, laundry room and overall punch list around the home. Amazing porte cochere with a covered front sitting porch. This 1920s home has so much charm and possibilities! Sold AS IS and no further work will be completed on this home. Cash offers or bank side loans only as this will not be able to utilize traditional financing. Owner says make him a deal he cannot refuse!!

Key facts

• Porte cochere
• New roof
• 0.34 acre lot

Tags

• FOUNDATION WORK COMPLETED
• NEW ROOF
• EXTERIOR PAINTING COMPLETED
• WALLS FOR 2ND BATHROOM
• PORTE COCHERE
• COVERED FRONT SITTING PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: 156 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 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 + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $22k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 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 1928 — 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: 1.69% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.19%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $158,260
• List price: $93,000
• Delta: -41.24%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4610 Frances St	0.29mi	3/2.0	1,698 (-6%)	21mo	$140,000	$82	56

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: 22.4%
• Equity multiple: 1.92×
• Total profit: $23,907
• Equity at exit: $13,867

10-year hold

• IRR: 30.4%
• Equity multiple: 3.73×
• Total profit: $71,049
• Equity at exit: $8,041

Cash invested: $26,040 (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 71119

• Home prices YoY: -25.7%
• Active inventory: 156
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $612

Break-even live

Break-even rent $796

Max offer price $93,000

Occupancy floor 56%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5610 Buncombe Rd Shreveport, LA	1.0–3.0	1.0–2.0	1060	$1,570	$1.48	13d	5	0.78mi

Listing history 29 events

1. 2026-06-18
   days on market $93,000 Active 359 DOM
2. 2026-06-17
   days on market $93,000 Active 358 DOM
3. 2026-06-16
   days on market $93,000 Active 357 DOM
4. 2026-06-15
   days on market $93,000 Active 356 DOM
5. 2026-06-14
   days on market $93,000 Active 354 DOM
6. 2026-06-13
   days on market $93,000 Active 353 DOM
7. 2026-06-10
   days on market $93,000 Active 351 DOM
8. 2026-06-09
   days on market $93,000 Active 350 DOM
9. 2026-06-08
   days on market $93,000 Active 349 DOM
10. 2026-06-07
    pricedays on market $93,000 Active 348 DOM
11. 2026-06-05
    days on market $93,500 Active 345 DOM
12. 2026-06-03
    days on market $93,500 Active 344 DOM
13. 2026-06-02
    days on market $93,500 Active 343 DOM
14. 2026-06-01
    days on market $93,500 Active 342 DOM
15. 2026-05-31
    days on market $93,500 Active 341 DOM
16. 2026-05-30
    days on market $93,500 Active 340 DOM
17. 2026-03-30
    price $93,500 846-char remark

    Show marketing remark (846 chars)

    This home has had a lot of work done to it as it was purchased as a project home. The owner has gotten tied up with other things and is ready to let it go to somebody else. Foundation work has been completed, new roof, exterior painting completed, and walls have been put up for a 2nd bathroom. Bring your vision and creativity and finish this home out and have so much equity! 3 bedrooms and 2 baths. Projects still needing completed are painting, kitchen, 2 bathrooms, laundry room and overall punch list around the home. Amazing porte cochere with a covered front sitting porch. This 1920s home has so much charm and possibilities! Sold AS IS and no further work will be completed on this home. Cash offers or bank side loans only as this will not be able to utilize traditional financing. Owner says make him a deal he cannot refuse!!

18. 2026-03-19
    price $94,500 846-char remark

    Show marketing remark (846 chars)

    This home has had a lot of work done to it as it was purchased as a project home. The owner has gotten tied up with other things and is ready to let it go to somebody else. Foundation work has been completed, new roof, exterior painting completed, and walls have been put up for a 2nd bathroom. Bring your vision and creativity and finish this home out and have so much equity! 3 bedrooms and 2 baths. Projects still needing completed are painting, kitchen, 2 bathrooms, laundry room and overall punch list around the home. Amazing porte cochere with a covered front sitting porch. This 1920s home has so much charm and possibilities! Sold AS IS and no further work will be completed on this home. Cash offers or bank side loans only as this will not be able to utilize traditional financing. Owner says make him a deal he cannot refuse!!

19. 2026-01-10
    price $95,000 846-char remark

    Show marketing remark (846 chars)

    This home has had a lot of work done to it as it was purchased as a project home. The owner has gotten tied up with other things and is ready to let it go to somebody else. Foundation work has been completed, new roof, exterior painting completed, and walls have been put up for a 2nd bathroom. Bring your vision and creativity and finish this home out and have so much equity! 3 bedrooms and 2 baths. Projects still needing completed are painting, kitchen, 2 bathrooms, laundry room and overall punch list around the home. Amazing porte cochere with a covered front sitting porch. This 1920s home has so much charm and possibilities! Sold AS IS and no further work will be completed on this home. Cash offers or bank side loans only as this will not be able to utilize traditional financing. Owner says make him a deal he cannot refuse!!

20. 2025-12-06
    price $99,900 846-char remark

    Show marketing remark (846 chars)

    This home has had a lot of work done to it as it was purchased as a project home. The owner has gotten tied up with other things and is ready to let it go to somebody else. Foundation work has been completed, new roof, exterior painting completed, and walls have been put up for a 2nd bathroom. Bring your vision and creativity and finish this home out and have so much equity! 3 bedrooms and 2 baths. Projects still needing completed are painting, kitchen, 2 bathrooms, laundry room and overall punch list around the home. Amazing porte cochere with a covered front sitting porch. This 1920s home has so much charm and possibilities! Sold AS IS and no further work will be completed on this home. Cash offers or bank side loans only as this will not be able to utilize traditional financing. Owner says make him a deal he cannot refuse!!

21. 2025-11-04
    price $104,000 846-char remark

    Show marketing remark (846 chars)

    This home has had a lot of work done to it as it was purchased as a project home. The owner has gotten tied up with other things and is ready to let it go to somebody else. Foundation work has been completed, new roof, exterior painting completed, and walls have been put up for a 2nd bathroom. Bring your vision and creativity and finish this home out and have so much equity! 3 bedrooms and 2 baths. Projects still needing completed are painting, kitchen, 2 bathrooms, laundry room and overall punch list around the home. Amazing porte cochere with a covered front sitting porch. This 1920s home has so much charm and possibilities! Sold AS IS and no further work will be completed on this home. Cash offers or bank side loans only as this will not be able to utilize traditional financing. Owner says make him a deal he cannot refuse!!

22. 2025-09-04
    price $110,000 846-char remark

    Show marketing remark (846 chars)

    This home has had a lot of work done to it as it was purchased as a project home. The owner has gotten tied up with other things and is ready to let it go to somebody else. Foundation work has been completed, new roof, exterior painting completed, and walls have been put up for a 2nd bathroom. Bring your vision and creativity and finish this home out and have so much equity! 3 bedrooms and 2 baths. Projects still needing completed are painting, kitchen, 2 bathrooms, laundry room and overall punch list around the home. Amazing porte cochere with a covered front sitting porch. This 1920s home has so much charm and possibilities! Sold AS IS and no further work will be completed on this home. Cash offers or bank side loans only as this will not be able to utilize traditional financing. Owner says make him a deal he cannot refuse!!

23. 2025-08-03
    price $114,000 846-char remark

    Show marketing remark (846 chars)

    This home has had a lot of work done to it as it was purchased as a project home. The owner has gotten tied up with other things and is ready to let it go to somebody else. Foundation work has been completed, new roof, exterior painting completed, and walls have been put up for a 2nd bathroom. Bring your vision and creativity and finish this home out and have so much equity! 3 bedrooms and 2 baths. Projects still needing completed are painting, kitchen, 2 bathrooms, laundry room and overall punch list around the home. Amazing porte cochere with a covered front sitting porch. This 1920s home has so much charm and possibilities! Sold AS IS and no further work will be completed on this home. Cash offers or bank side loans only as this will not be able to utilize traditional financing. Owner says make him a deal he cannot refuse!!

24. 2025-06-24
    listed $115,000 Active 846-char remark

    Show marketing remark (846 chars)

    This home has had a lot of work done to it as it was purchased as a project home. The owner has gotten tied up with other things and is ready to let it go to somebody else. Foundation work has been completed, new roof, exterior painting completed, and walls have been put up for a 2nd bathroom. Bring your vision and creativity and finish this home out and have so much equity! 3 bedrooms and 2 baths. Projects still needing completed are painting, kitchen, 2 bathrooms, laundry room and overall punch list around the home. Amazing porte cochere with a covered front sitting porch. This 1920s home has so much charm and possibilities! Sold AS IS and no further work will be completed on this home. Cash offers or bank side loans only as this will not be able to utilize traditional financing. Owner says make him a deal he cannot refuse!!

25. 2022-05-20
    soldstatus Closed 356-char remark

    Show marketing remark (356 chars)

    Calling all investors. Come see this older home on 1 and a half lots with vacant lot on corner. Quiet street with lots of trees for shade. This is a 3 bed 1 bath with very large rooms living and formal dining with eat in kitchen. Roof only 6 yrs old sewer system 4 yrs old. Needs a little TLC but will make a nice family home with plenty of space outdoors.

26. 2022-04-18
    status Pending 356-char remark

    Show marketing remark (356 chars)

    Calling all investors. Come see this older home on 1 and a half lots with vacant lot on corner. Quiet street with lots of trees for shade. This is a 3 bed 1 bath with very large rooms living and formal dining with eat in kitchen. Roof only 6 yrs old sewer system 4 yrs old. Needs a little TLC but will make a nice family home with plenty of space outdoors.

27. 2022-04-10
    listed $95,000 Active 356-char remark

    Show marketing remark (356 chars)

    Calling all investors. Come see this older home on 1 and a half lots with vacant lot on corner. Quiet street with lots of trees for shade. This is a 3 bed 1 bath with very large rooms living and formal dining with eat in kitchen. Roof only 6 yrs old sewer system 4 yrs old. Needs a little TLC but will make a nice family home with plenty of space outdoors.

28. 2008-02-13
    soldstatus
29. 1999-05-18
    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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/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 ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,840
• − Mortgage interest: −$5,209
• − Property taxes: −$1,225
• − Insurance: −$465
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$2,705
• Taxable income: $6,220
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $5,848/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
• City population: 164,123
• Population (ZIP): 10,364

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• 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: ▼ -44.76%
• Current HPI: 129.6866
• Rent YoY: —
• Metro: —
• 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

-1.6% since first listed

13 events — show timeline

• 2026-03-30 Price Changed $93,500 NTREIS
• 2026-03-19 Price Changed $94,500 NTREIS
• 2026-01-10 Price Changed $95,000 NTREIS
• 2025-12-06 Price Changed $99,900 NTREIS
• 2025-11-04 Price Changed $104,000 NTREIS
• 2025-09-04 Price Changed $110,000 NTREIS
• 2025-08-03 Price Changed $114,000 NTREIS
• 2025-06-24 Listed $115,000 NTREIS
• 2022-05-20 Sold (MLS) — NTREIS
• 2022-04-18 Pending — NTREIS
• 2022-04-10 Listed $95,000 NTREIS
• 2008-02-13 Sold (Public Records) — Public Records
• 1999-05-18 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,225 · +0.4% YoY. Source: county tax records.