502 Dixon Ave · Shreveport, LA 71106

$145,000

4 bd · 1.0 ba · 1,860 sqft · SingleFamily public records · 24 Days on market

Built 1971 10,106 sqft lot Est $231k · 37% under

---

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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.2/10.0
• 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

$0 USDA ELIGIBLE!! Welcome to this spacious home offering over 1,800 square feet of functional living space. PRICED TO SELL and full of potential! With 4 bedrooms, 1 bathroom, multiple flexible living areas, and plenty of parking, this home is perfect for buyers looking for space, comfort, and value all at an affordable price point. Inside, you’ll find a large living room with beautiful built-ins and a cozy fireplace, a generously sized primary bedroom, a sunroom filled with natural light, and an additional office space that could easily serve as a 5th bedroom, playroom, or hobby room. The kitchen offers ample cabinet space, stainless steel appliances, and a functional layout ideal

Key facts

• Large living room
• Ample cabinet space
• Cozy fireplace

Tags

• MULTIPLE FLEXIBLE LIVING AREAS
• LARGE LIVING ROOM
• COZY FIREPLACE
• ADDITIONAL OFFICE SPACE
• AMPLE CABINET SPACE
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property listed as standard, for sale; Possession at closing/funding
• Financial info: No second mortgage reported; Loan type listed as Treat As Clear
• HOA & community: No association

Exterior

• Parking: Carport (1 covered carport space); Additional parking
• Security: Smoke detector(s); Video surveillance present
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property; Not attached to another property; Subdivision: Wildwood South; Facing direction not specified
• Construction: Built in 1971; Combination and slab foundation
• Exterior features: Covered porch; Covered patio; Corner lot

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 4 bedrooms (primary bedroom on main level with walk-in closet)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Open floorplan; Built-in features; Built-in cabinets; Fireplace (wood burning); Smoke detector(s); Two living areas; One dining area; Three total rooms
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $45k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $230,640
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
436 Mars Dr	0.55mi	3/2.0 (-1)	1,884 (+1%)	1mo	$199,900	$106	62
401 Jann Dr	0.66mi	3/2.0 (-1)	1,684 (-10%)	19mo	$208,000	$124	28

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,619
• Equity at exit: $21,620

10-year hold

• IRR: 15.7%
• Equity multiple: 2.55×
• Total profit: $62,920
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $304

Break-even live

Break-even rent $1,241

Max offer price $145,000

Occupancy floor 76%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 Willow Dr Shreveport, LA	4.0	2.5	2265	$1,800	$0.79	21d	1	1.38mi

Listing history 29 events

1. 2026-06-18
   price $145,000 Active 24 DOM
2. 2026-06-18
   days on market $149,900 Active 24 DOM
3. 2026-06-17
   days on market $149,900 Active 23 DOM
4. 2026-06-16
   days on market $149,900 Active 22 DOM
5. 2026-06-15
   days on market $149,900 Active 21 DOM
6. 2026-06-14
   days on market $149,900 Active 19 DOM
7. 2026-06-13
   days on market $149,900 Active 18 DOM
8. 2026-06-10
   days on market $149,900 Active 16 DOM
9. 2026-06-09
   days on market $149,900 Active 15 DOM
10. 2026-06-08
    days on market $149,900 Active 14 DOM
11. 2026-06-07
    pricedays on market $149,900 Active 13 DOM
12. 2026-06-05
    days on market $179,900 Active 10 DOM
13. 2026-06-03
    days on market $179,900 Active 9 DOM
14. 2026-06-02
    days on market $179,900 Active 8 DOM
15. 2026-06-01
    pricedays on market $179,900 Active 7 DOM
16. 2026-05-31
    days on market $189,900 Active 6 DOM
17. 2026-05-30
    days on market $189,900 Active 5 DOM
18. 2026-05-14
    listed $205,000 Active 1341-char remark
19. 2025-11-29
    historical
20. 2025-11-02
    price $100,000
21. 2025-11-02
    status Active
22. 2025-10-01
    status Pending
23. 2025-09-30
    price $103,000
24. 2025-06-07
    price $118,000
25. 2025-05-29
    listed $140,000 Active
26. 2020-12-21
    soldstatus $117,000
27. 2005-11-02
    soldstatus
28. 2004-10-29
    soldstatus
29. 1985-07-26
    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: $1,917 · $160/mo
• Projected year-2 tax: $1,917 · $160/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 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: $19,518
• − Mortgage interest: −$8,122
• − Property taxes: −$1,917
• − Insurance: −$725
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$4,218
• Taxable income: $1,413
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $3,314/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

• 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

+28.1% since first listed

16 events — show timeline

• 2026-06-06 Price Changed $149,900 NTREIS
• 2026-06-01 Price Changed $179,900 NTREIS
• 2026-05-25 Listed $189,900 NTREIS
• 2026-05-22 Listing Removed — NTREIS
• 2026-05-14 Listed $205,000 NTREIS
• 2025-11-29 Listing Removed — NTREIS
• 2025-11-02 Price Changed $100,000 NTREIS
• 2025-11-02 Relisted — NTREIS
• 2025-10-01 Pending — NTREIS
• 2025-09-30 Price Changed $103,000 NTREIS
• 2025-06-07 Price Changed $118,000 NTREIS
• 2025-05-29 Listed $140,000 NTREIS
• 2020-12-21 Sold (Public Records) $117,000 Public Records
• 2005-11-02 Sold (Public Records) — Public Records
• 2004-10-29 Sold (Public Records) — Public Records
• 1985-07-26 Sold (Public Records) — Public Records

Property tax history

+16.7%/yr

Latest (2025): $1,917 · +0.5% YoY. Source: county tax records.