3117 Frederick St · Shreveport, LA 71109

$43,000

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 3 Days on market

Built 1985 4,792 sqft lot Est $37k · 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

A 3 Bed 1 Bath property in Shreveport, Louisiana. Comes with a spacious eat-in kitchen, large living area, central air and heating, washer and dryer hookups, a large backyard, and a carport. This property is rented for $750 per month. This is a great opportunity for any owner, occupant, or buyer looking to expand their rental portfolio. This is part of a large portfolio. Please see the agent for details.

Key facts

• Large living area
• Large backyard
• Carport

Tags

• SPACIOUS EAT-IN KITCHEN
• LARGE LIVING AREA
• CENTRAL AIR AND HEATING
• LARGE BACKYARD
• CARPORT

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 1 covered parking space; 1 carport space; Other parking features
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1985; One story
• Construction: Year built: 1985
• Exterior features: Lot under 0.5 acre (approximately 0.11 acre); Subdivision: Queensborough

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; 1 living area; 1 dining area; Other interior features
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($840 rent vs $43k).
• Cap rate 17.3% 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: 123 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 31% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $297 of loan paydown is wiped out by about $508 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $43,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.95% ✓
• Cap rate: 17.28%
• Cash-on-cash: 39.25%
• DSCR: 2.75
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $36,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2824 W Caperton St	0.50mi	2/1.0 (-1)	1,100 (-1%)	2mo	$60,900	$55	69
3501 Hardy St	0.40mi	2/1.0 (-1)	1,150 (+4%)	2mo	$25,000	$22	68
3147 Milton St	0.12mi	2/1.0 (-1)	951 (-14%)	1mo	$31,000	$33	65
3240 Jackson St	0.35mi	2/1.0 (-1)	1,014 (-8%)	7mo	$34,900	$34	59
1821 Dolphine	0.74mi	2/1.0 (-1)	1,100 (-1%)	4mo	$19,000	$17	56
3218 Sumner St	0.39mi	3/1.0	1,253 (+13%)	6mo	$22,000	$18	55
3560 Lillian St	0.56mi	3/1.0	1,229 (+11%)	2mo	$40,000	$33	54
2631 Lillian St	0.52mi	3/2.0	1,227 (+11%)	6mo	$125,000	$102	48
3528 Lakeshore Dr	0.56mi	3/1.0	1,270 (+15%)	2mo	$85,000	$67	48
3727 Judson St	0.65mi	3/1.0	988 (-11%)	9mo	$18,500	$19	44
3532 Sumner St	0.55mi	4/2.0 (+1)	1,221 (+10%)	8mo	$45,000	$37	42
3615 Lakeshore Dr	0.61mi	2/1.0 (-1)	965 (-13%)	6mo	$23,500	$24	40

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: 38.4%
• Equity multiple: 2.78×
• Total profit: $21,488
• Equity at exit: $10,007

10-year hold

• IRR: 42.9%
• Equity multiple: 5.50×
• Total profit: $54,134
• Equity at exit: $10,194

Cash invested: $12,040 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 123
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $840 high
• Mortgage (P&I): −$225
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $394

Break-even live

Break-even rent $342

Max offer price $43,000

Occupancy floor 48%

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	43d	1	0.31mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.33mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	0.35mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	0.38mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	0.41mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	0.64mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	13d	1	0.81mi
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	21d	1	0.82mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	0.83mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	0.86mi
2711 Thayer St Shreveport, LA	4.0	1.0	1436	$1,552	$1.08	43d	1	0.86mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	43d	1	0.87mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	0.87mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.89mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	43d	1	0.89mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	0.92mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$900	$0.90	43d	1	1.00mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	1.00mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	1.00mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	1.02mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	13d	1	1.09mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	1.21mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	1.38mi
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	43d	1	1.39mi

Listing history 4 events

1. 2026-06-18
   days on market $43,000 Active 3 DOM
2. 2026-06-17
   days on market $43,000 Active 2 DOM
3. 2026-06-15
   remarks 407-char remark
4. 2026-06-15
   listed $43,000 Active 1 DOM

ⓘ 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: $318 · $26/mo
• Projected year-2 tax: $318 · $26/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 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: $10,081
• − Mortgage interest: −$2,409
• − Property taxes: −$318
• − Insurance: −$215
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$1,251
• Taxable income: $4,276
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $3,699/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

3 events — show timeline

• 2026-06-02 Listed $43,000 NTREIS
• 2026-01-26 Rental Removed $750 TENANTTURNER2
• 2025-12-20 Listed for Rent $750 TENANTTURNER2

Property tax history

-1.7%/yr

Latest (2025): $318 · +0.4% YoY. Source: county tax records.