5454 Financial Plz Unit 16-B · Shreveport, LA 71129

$95,000

2 bd · 2.0 ba · 1,189 sqft · Condo · 52 Days on market

Built 1984 Good condition $197/mo HOA · 14% of rent

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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 +25.5/30.0
• 1% rule +9.3/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity - Conventional Financing Available This well-maintained condo presents an excellent opportunity for investors or conventional buyers seeking value in a desirable location. Recently appraised at market value, the property offers strong potential as either a comfortable primary residence or an income-producing investment. The unit features a functional layout with inviting living space and convenient access to nearby shopping, dining, and everyday amenities. With attractive pricing and solid rental potential, this property is well-suited for buyers looking to expand their portfolio or secure a property with long-term value. Don’t miss the opportunity to own a well-positioned condo with excellent potential. Please Note: The property does not qualify for FHA financing. Conventional financing or cash buyers are preferred. All information believed to be accurate and to be verified by the buyer and or buyer's agent.

Key facts

• $197 HOA
• Pool
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 77 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $657 of loan paydown is wiped out by about $3k 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 52 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 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, 70% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,175
• Equity at exit: $14,165

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $17,680
• Equity at exit: $8,214

Cash invested: $26,600 (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 71129

• Home prices YoY: -27.2%
• Active inventory: 77
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$197
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $221

Break-even live

Break-even rent $1,080

Max offer price $95,000

Occupancy floor 79%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5454 Financial Plz Unit 16-B Shreveport, LA	2.0	2.0	1189	$1,400	$1.18	14d	1	0.03mi
5610 Buncombe Rd Shreveport, LA	1.0–3.0	1.0–2.0	1060	$1,326	$1.25	14d	5	0.22mi
6000 W 70th St Shreveport, LA	1.0–2.0	1.0–2.0	798	$975	$1.22	14d	13	0.99mi

HOA detail condo

• Monthly dues: $197 · $2,364/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-11
   status Pending 955-char remark

   Show marketing remark (955 chars)

   Investor Opportunity - Conventional Financing Available This well-maintained condo presents an excellent opportunity for investors or conventional buyers seeking value in a desirable location. Recently appraised at market value, the property offers strong potential as either a comfortable primary residence or an income-producing investment. The unit features a functional layout with inviting living space and convenient access to nearby shopping, dining, and everyday amenities. With attractive pricing and solid rental potential, this property is well-suited for buyers looking to expand their portfolio or secure a property with long-term value. Don’t miss the opportunity to own a well-positioned condo with excellent potential. Please Note: The property does not qualify for FHA financing. Conventional financing or cash buyers are preferred. All information believed to be accurate and to be verified by the buyer and or buyer's agent.

2. 2026-05-04
   historical Active Contingent 955-char remark

   Show marketing remark (955 chars)

   Investor Opportunity - Conventional Financing Available This well-maintained condo presents an excellent opportunity for investors or conventional buyers seeking value in a desirable location. Recently appraised at market value, the property offers strong potential as either a comfortable primary residence or an income-producing investment. The unit features a functional layout with inviting living space and convenient access to nearby shopping, dining, and everyday amenities. With attractive pricing and solid rental potential, this property is well-suited for buyers looking to expand their portfolio or secure a property with long-term value. Don’t miss the opportunity to own a well-positioned condo with excellent potential. Please Note: The property does not qualify for FHA financing. Conventional financing or cash buyers are preferred. All information believed to be accurate and to be verified by the buyer and or buyer's agent.

3. 2026-04-17
   status Active 955-char remark

   Show marketing remark (955 chars)

   Investor Opportunity - Conventional Financing Available This well-maintained condo presents an excellent opportunity for investors or conventional buyers seeking value in a desirable location. Recently appraised at market value, the property offers strong potential as either a comfortable primary residence or an income-producing investment. The unit features a functional layout with inviting living space and convenient access to nearby shopping, dining, and everyday amenities. With attractive pricing and solid rental potential, this property is well-suited for buyers looking to expand their portfolio or secure a property with long-term value. Don’t miss the opportunity to own a well-positioned condo with excellent potential. Please Note: The property does not qualify for FHA financing. Conventional financing or cash buyers are preferred. All information believed to be accurate and to be verified by the buyer and or buyer's agent.

4. 2026-04-13
   historical Active Contingent 955-char remark

   Show marketing remark (955 chars)

   Investor Opportunity - Conventional Financing Available This well-maintained condo presents an excellent opportunity for investors or conventional buyers seeking value in a desirable location. Recently appraised at market value, the property offers strong potential as either a comfortable primary residence or an income-producing investment. The unit features a functional layout with inviting living space and convenient access to nearby shopping, dining, and everyday amenities. With attractive pricing and solid rental potential, this property is well-suited for buyers looking to expand their portfolio or secure a property with long-term value. Don’t miss the opportunity to own a well-positioned condo with excellent potential. Please Note: The property does not qualify for FHA financing. Conventional financing or cash buyers are preferred. All information believed to be accurate and to be verified by the buyer and or buyer's agent.

5. 2026-03-14
   listed $95,000 Active 955-char remark

   Show marketing remark (955 chars)

   Investor Opportunity - Conventional Financing Available This well-maintained condo presents an excellent opportunity for investors or conventional buyers seeking value in a desirable location. Recently appraised at market value, the property offers strong potential as either a comfortable primary residence or an income-producing investment. The unit features a functional layout with inviting living space and convenient access to nearby shopping, dining, and everyday amenities. With attractive pricing and solid rental potential, this property is well-suited for buyers looking to expand their portfolio or secure a property with long-term value. Don’t miss the opportunity to own a well-positioned condo with excellent potential. Please Note: The property does not qualify for FHA financing. Conventional financing or cash buyers are preferred. All information believed to be accurate and to be verified by the buyer and or buyer's agent.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $16,322
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − HOA: −$2,364
• − Depreciation: −$2,764
• Taxable income: $1,362
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $2,326/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated condo presents a great opportunity for investors or buyers seeking a comfortable primary residence or income-producing investment.

Value-add opportunities

• Both update flooring in bathrooms — improves aesthetics and value
• Both install smart home features — attracts tech-savvy buyers
• Both upgrade lighting fixtures — enhances curb appeal and interior ambiance

Renovation cost estimate screening

Value-add ROI direction

• Both update flooring in bathrooms — improves aesthetics and value ↑
• Both install smart home features — attracts tech-savvy buyers ↑
• Both upgrade lighting fixtures — enhances curb appeal and interior ambiance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 164,123
• Population (ZIP): 12,395

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 (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -52.87%
• Current HPI: 141.6996
• Rent YoY: —
• Metro: —
• 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

• 2026-05-11 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-17 Relisted — NTREIS
• 2026-04-13 Contingent — NTREIS
• 2026-03-14 Listed $95,000 NTREIS