9469 Poinsetta Dr · Shreveport, LA 71118

$129,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 48 Days on market

Built 1965 0.28 ac lot Est $131k · at est.

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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 +24.9/30.0
• ARV discount +8.3/15.0
• DSCR +8.1/10.0
• 1% rule +5.9/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully remodeled gem in the heart of Southern Hills! This move-in-ready property features a brand-new HVAC system—inside and out—including all new ductwork for year-round comfort. Enjoy fresh interior paint, laminate flooring, updated bedroom doors, and modern light fixtures. The kitchen and bathroom showcase durable ceramic tile flooring, with the bath also featuring a sleek granite countertop. A brand-new gas range oven and exhaust fan add both function and appeal to the kitchen. Step outside to a covered patio overlooking a spacious, fully fenced backyard—perfect for relaxing or entertaining. As an added bonus, a 15 x 20 workshop on a slab (app

Key facts

• Remodeled gem
• Gas range oven
• Covered patio

Tags

• REMODELED GEM
• NEW HVAC SYSTEM
• CERAMIC TILE FLOORING
• GRANITE COUNTERTOP
• GAS RANGE OVEN
• COVERED PATIO

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces; Additional parking and storage available
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Brick construction; Built in 1965; Slab foundation
• Exterior features: Covered patio; Chain link fence (full)

Interior

• Kitchen: Gas oven; Gas range; Vented exhaust fan
• Bedrooms: Primary bedroom on level 1; Total of 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Granite counters; Tile counters; One living area; One dining area; 3 rooms total

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.6% 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: crime F, amenities F, commute 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.
• Zoned schools: Forest Hill Elementary School (math 14% / reading 21%, grade F, #479 of 646 statewide, top 75%, 499 students, 75% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Southwood High School (math 20% / reading 30%, grade F, #151 of 265 statewide, top 57%, 1,308 students, 68% FRL).
• Zoned-school proficiency averages 43% at this address vs 26% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.7%/yr); 116 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($50k/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 $892 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 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, 74% 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 $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1965 — 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: 1.09% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $131,376
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 Francais Dr	0.28mi	3/1.0	1,135 (+3%)	15mo	$135,000	$119	70
861 Flournoy Lucas Rd	0.54mi	3/1.5	1,017 (-8%)	3mo	$119,900	$118	57
838 Fairlawn Dr	0.66mi	3/1.5	1,077 (-2%)	7mo	$132,000	$123	57
874 Willow Drive Dr	0.49mi	3/1.0	1,020 (-8%)	10mo	$139,999	$137	56
9621 Fairlawn Ct	0.52mi	3/2.5	1,182 (+7%)	4mo	$159,900	$135	54
839 Fairlawn Dr	0.67mi	3/2.0	1,076 (-2%)	11mo	$159,000	$148	51
9533 Pine Cove Dr	0.64mi	3/1.0	1,040 (-6%)	14mo	$74,000	$71	49
847 Flournoy Lucas Rd	0.60mi	3/1.5	1,182 (+7%)	14mo	$117,500	$99	47
825 Willow Dr	0.71mi	3/1.0	994 (-10%)	11mo	$97,000	$98	41
863 Countryside Dr	0.67mi	3/1.0	1,215 (+10%)	21mo	$100,000	$82	34
9308 New London St	0.71mi	3/2.0	1,262 (+14%)	14mo	$165,000	$131	27

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,143
• Equity at exit: $19,234

10-year hold

• IRR: 4.4%
• Equity multiple: 1.30×
• Total profit: $11,004
• Equity at exit: $11,154

Cash invested: $36,120 (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 71118

• Rents YoY: 1.7%
• Active inventory: 116
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$676
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $275

Break-even live

Break-even rent $1,057

Max offer price $129,000

Occupancy floor 75%

Sensitivity live

Price	-10% $348	-5% $312	+0% $275	+5% $239	+10% $202
Rent	-10% $164	-5% $220	+0% $275	+5% $331	+10% $386
Rate	-1.0pp $340	-0.5pp $308	base $275	+0.5pp $242	+1.0pp $208

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	15d	1	0.16mi
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	45d	1	0.26mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	45d	11	0.79mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	45d	1	0.81mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	22d	1	0.87mi
9730 Baird Rd Shreveport, LA	1.0–2.0	1.0–2.0	872	$1,212	$1.39	15d	19	1.05mi
9045 Kingston Rd Shreveport, LA	1.0–2.0	1.0–1.5	758	$900	$1.19	15d	5	1.14mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	15d	3	1.21mi

Listing history 22 events

1. 2026-06-21
   pricedays on market $129,000 Active 48 DOM
2. 2026-06-18
   days on market $135,000 Active 45 DOM
3. 2026-06-17
   days on market $135,000 Active 44 DOM
4. 2026-06-16
   days on market $135,000 Active 43 DOM
5. 2026-06-15
   days on market $135,000 Active 42 DOM
6. 2026-06-14
   days on market $135,000 Active 40 DOM
7. 2026-06-13
   days on market $135,000 Active 39 DOM
8. 2026-06-10
   days on market $135,000 Active 37 DOM
9. 2026-06-09
   days on market $135,000 Active 36 DOM
10. 2026-06-08
    days on market $135,000 Active 35 DOM
11. 2026-06-07
    days on market $135,000 Active 34 DOM
12. 2026-06-05
    days on market $135,000 Active 31 DOM
13. 2026-06-03
    days on market $135,000 Active 30 DOM
14. 2026-06-02
    days on market $135,000 Active 29 DOM
15. 2026-06-01
    days on market $135,000 Active 28 DOM
16. 2026-05-31
    days on market $135,000 Active 27 DOM
17. 2026-05-30
    days on market $135,000 Active 26 DOM
18. 2026-05-21
    status Active
19. 2026-05-08
    historical Active Contingent
20. 2026-05-07
    status Active
21. 2026-05-06
    historical Active Contingent
22. 2026-05-02
    listed $135,000 Active

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $1,254 · $104/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $16,861
• − Mortgage interest: −$7,226
• − Property taxes: −$1,254
• − Insurance: −$645
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,753
• Taxable income: $1,286
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,995/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): 23,219
• Household income: $50,287
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1046.0

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 58% White 33% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -78.81%
• Current HPI: 129.1782
• Rent YoY: ▲ 1.74%
• 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

• 2026-05-21 Relisted — NTREIS
• 2026-05-08 Contingent — NTREIS
• 2026-05-07 Relisted — NTREIS
• 2026-05-06 Contingent — NTREIS
• 2026-05-02 Listed $135,000 NTREIS

Property tax history

+14.1%/yr

Latest (2025): $1,254 · +0.4% YoY. Source: county tax records.