6700 Jefferson Paige Rd #110 · Shreveport, LA 71119

$74,999

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 326 Days on market

Built 2025 Good condition $56/sqft · 53% below area

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Pinecrest, a spacious and scenic all-age, pet-friendly community nestled in Shreveport, LA. With rolling hills and plenty of grassy open spaces, Pinecrest offers a beautiful and relaxing setting for residents of all ages. Enjoy a refreshing swim in the pool, shoot hoops on the basketball court, or gather with friends in the clubhouse. The community also features convenient laundry facilities and a playground for endless family fun. Pinecrest is the perfect place to enjoy an active lifestyle in a welcoming environment.

Key facts

• Laundry facilities
• Basketball court
• Grassy open spaces

Tags

• GRASSY OPEN SPACES
• REFRESHING SWIM IN THE POOL
• BASKETBALL COURT
• GATHER IN THE CLUBHOUSE
• LAUNDRY FACILITIES
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $41k (45.1% below list).
• Meets the 1% rule at list price ($900 rent vs $75k).
• Recommended offer: $41k (45.1% below list) — sets the bar for cash-flow.
• Cap rate 9.4% vs local median 5.2% 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: Turner Elementary Middle School (math 8% / reading 16%, grade F, #568 of 646 statewide, top 89%, 1,371 students, 81% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Huntington High School (math 6% / reading 34%, grade F, #183 of 265 statewide, top 70%, 1,228 students, 72% FRL).
• Zoned-school proficiency averages 39% at this address vs 26% district-wide (+13 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: 169 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 $518 of loan paydown is wiped out by about $2k 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 326 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 65% 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 $41,162 (45.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 326 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $159,870
• List price: $74,999
• Delta: -53.09%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6922 Shorewood Dr	1.08mi	3/1.5	1,250 (-7%)	9mo	$164,500	$132	44
6420 Jefferson Paige Rd	0.82mi	3/2.0	1,260 (-6%)	20mo	$148,900	$118	38
6217 Bocage Dr	1.12mi	3/2.0	1,532 (+14%)	9mo	$175,000	$114	34
6525 Dianne St	1.12mi	3/1.5	1,099 (-18%)	10mo	$120,000	$109	29
6424 Oak Valley Dr	0.81mi	3/1.0	1,113 (-17%)	23mo	$78,900	$71	17

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: -40.6%
• Equity multiple: -0.27×
• Total profit: $-26,771
• Equity at exit: $11,183

10-year hold

• IRR: -61.0%
• Equity multiple: -0.97×
• Total profit: $-41,369
• Equity at exit: $6,485

Cash invested: $21,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 2 under contract
• Months of supply: 126.0 mo (1%/mo absorbed)
• Median asking: $74,999 ($56/sqft)
• Median days on market: 326 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +113.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71119

• Home prices YoY: -25.7%
• Active inventory: 169
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-234

Break-even live

Break-even rent $1,196

Max offer price $41,162

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-208	+0% $-234	+5% $-260	+10% $-286
Rent	-10% $-305	-5% $-269	+0% $-234	+5% $-198	+10% $-163
Rate	-1.0pp $-196	-0.5pp $-215	base $-234	+0.5pp $-253	+1.0pp $-273

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: $18,750
• Closing costs: $2,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3073 Gorton Rd Shreveport, LA	2.0	1.0	1244	$900	$0.72	62d	1	1.45mi

Listing history 24 events

1. 2026-06-29
   days on market $74,999 Active 326 DOM
2. 2026-06-28
   days on market $74,999 Active 325 DOM
3. 2026-06-28
   days on market $74,999 Active 324 DOM
4. 2026-06-27
   days on market $74,999 Active 323 DOM
5. 2026-06-25
   days on market $74,999 Active 321 DOM
6. 2026-06-23
   days on market $74,999 Active 319 DOM
7. 2026-06-21
   days on market $74,999 Active 318 DOM
8. 2026-06-18
   days on market $74,999 Active 315 DOM
9. 2026-06-17
   days on market $74,999 Active 314 DOM
10. 2026-06-16
    days on market $74,999 Active 313 DOM
11. 2026-06-15
    days on market $74,999 Active 312 DOM
12. 2026-06-14
    days on market $74,999 Active 310 DOM
13. 2026-06-13
    days on market $74,999 Active 309 DOM
14. 2026-06-10
    days on market $74,999 Active 307 DOM
15. 2026-06-09
    days on market $74,999 Active 306 DOM
16. 2026-06-08
    days on market $74,999 Active 305 DOM
17. 2026-06-07
    days on market $74,999 Active 304 DOM
18. 2026-06-05
    days on market $74,999 Active 301 DOM
19. 2026-06-03
    days on market $74,999 Active 300 DOM
20. 2026-06-02
    days on market $74,999 Active 299 DOM
21. 2026-06-01
    days on market $74,999 Active 298 DOM
22. 2026-05-31
    days on market $74,999 Active 297 DOM
23. 2026-05-30
    days on market $74,999 Active 296 DOM
24. 2025-08-08
    listed $74,999 Active 534-char remark

    Show marketing remark (534 chars)

    Welcome to Pinecrest, a spacious and scenic all-age, pet-friendly community nestled in Shreveport, LA. With rolling hills and plenty of grassy open spaces, Pinecrest offers a beautiful and relaxing setting for residents of all ages. Enjoy a refreshing swim in the pool, shoot hoops on the basketball court, or gather with friends in the clubhouse. The community also features convenient laundry facilities and a playground for endless family fun. Pinecrest is the perfect place to enjoy an active lifestyle in a welcoming environment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% 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 65% 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: $10,800
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$5,493
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,182
• Taxable loss: −$3,929
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $-1,863/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $6,720–$20,160 screening

This home is in good condition with minimal repairs needed. It's move-in ready and would benefit from some touch-ups to the exterior and interior paint.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home look newer. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Turner Elementary Middle School F LA #568/646 Nat'l #38,100/41,679 Middle Caddo Parish Middle Magnet School A+ LA #1/218 Nat'l #104/14,009 High Huntington High School F LA #183/265 Nat'l #14,027/17,239

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

D Composite livability gradescore 59/100

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 · 243,190 people
• City population: 164,123
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 10,364
• Household income: $58,378
• Rent vs Own: 24.3% rent · 75.7% own

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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%

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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%

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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

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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 event — show timeline

• 2025-08-08 Listed $74,999 Zillow