1111 View St · Shreveport, LA 71101

$25,000

3 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 357 Days on market

Built 1910 3,223 sqft lot $23/sqft · 18% below area Est $30k · 18% under

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Why this score? — see what drove the A- 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
• Appreciation +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Key facts

• 3,223 sq ft lot
• Parking
• Built 1910

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($874 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.6% 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: 61 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• At $874/mo this rent would consume 54% of the median local household income ($19k/yr) (locally 702% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $98 of equity ($173 loan paydown + $-75 appreciation (-0.3% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 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 1910 — 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: 3.50% ✓
• Cap rate: 31.56%
• Cash-on-cash: 90.25%
• DSCR: 5.02
• GRM: 2.4

CMA / ARV

• ARV (median comp): $30,368
• List price: $25,000
• Delta: -17.68%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 N Allen Ave	0.17mi	2/1.0 (-1)	926 (-15%)	15mo	$52,000	$56	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 92.5%
• Equity multiple: 5.64×
• Total profit: $32,456
• Equity at exit: $6,885

10-year hold

• IRR: 93.9%
• Equity multiple: 11.62×
• Total profit: $74,358
• Equity at exit: $7,984

Cash invested: $7,000 (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 71101

• Home prices YoY: -0.4%
• Active inventory: 61
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $874 high
• Mortgage (P&I): −$131
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $526

Break-even live

Break-even rent $208

Max offer price $25,000

Occupancy floor 35%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	13d	2	0.37mi
726 Cotton St Shreveport, LA	2.0	1.0–2.0	626	$1,472	$2.35	43d	2	0.49mi
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	43d	1	0.62mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	21d	7	0.68mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	43d	1	0.75mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	43d	1	1.29mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	1.36mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	13d	1	1.37mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	1.41mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	1.42mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	43d	1	1.44mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	13d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $25,000 Active 357 DOM
2. 2026-06-17
   days on market $25,000 Active 356 DOM
3. 2026-06-16
   days on market $25,000 Active 355 DOM
4. 2026-06-15
   days on market $25,000 Active 354 DOM
5. 2026-06-14
   days on market $25,000 Active 352 DOM
6. 2026-06-13
   days on market $25,000 Active 351 DOM
7. 2026-06-10
   days on market $25,000 Active 349 DOM
8. 2026-06-09
   days on market $25,000 Active 348 DOM
9. 2026-06-08
   days on market $25,000 Active 347 DOM
10. 2026-06-07
    days on market $25,000 Active 346 DOM
11. 2026-06-05
    days on market $25,000 Active 343 DOM
12. 2026-06-03
    days on market $25,000 Active 342 DOM
13. 2026-06-02
    days on market $25,000 Active 341 DOM
14. 2026-06-01
    days on market $25,000 Active 340 DOM
15. 2026-05-31
    days on market $25,000 Active 339 DOM
16. 2026-05-30
    days on market $25,000 Active 338 DOM
17. 2025-06-26
    listed $25,000 Active
18. 2005-04-01
    soldstatus
19. 1988-03-24
    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: $271 · $23/mo
• Projected year-2 tax: $271 · $23/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 66% 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: $10,489
• − Mortgage interest: −$1,400
• − Property taxes: −$271
• − Insurance: −$125
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$727
• Taxable income: $6,288
• Est. tax owed @ 24.0%: −$1,509
• After-tax cash flow: $4,809/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): 6,415
• Household income: $19,351
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 702.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 29% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Tagalog/Filipino 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: ▼ -0.30%
• Current HPI: 74.2131
• 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

• 2025-06-26 Listed $25,000 NTREIS
• 2005-04-01 Sold (Public Records) — Public Records
• 1988-03-24 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $271 · +0.4% YoY. Source: county tax records.