7000 Creswell Rd #215 · Shreveport, LA 71106

$64,500

2 bd · 1.0 ba · 1,225 sqft · Condo · 32 Days on market

Built 1986 Fair condition $165/mo HOA · 11% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bed, 1 bath second floor condo. Washer and dryer in kitchen plus features laundry facilities and swimming pool. Conveniently located less than a mile from shopping and family entertainment on Youree Drive. HOA covers water, insurance for the building, grounds maintenance, community pool, building repairs & laundry room in complex. The door that leads to the property is in building #5 and is closest to the gate to the pool.

Key facts

• Laundry facilities
• Community pool
• Swimming pool

Tags

• SWIMMING POOL
• LAUNDRY FACILITIES
• COMMUNITY POOL

Property features AI

Finance

• Other: Unit located in Villa Contessa Condos
• Financial info: Treat as clear loan type
• HOA & community: Mandatory association; Monthly HOA fee of $165; HOA covers grounds maintenance and water; Managed by Villa Contessa

Exterior

• Parking: Covered parking space; 1-car carport; Guest parking available
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Residential condominium; Not attached; Built in 1986
• Construction: Year built: 1986
• Exterior features: In-ground pool; Utilities easement

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating
• Interior features: One-level layout; 3 total rooms; Living area includes one living area and one dining area; Other interior features
• Laundry & utility: Laundry in kitchen; On-site laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $64k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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: 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); 487 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $446 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $62,565 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 2.24% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.41%
• DSCR: 2.58
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 36.9%
• Equity multiple: 2.69×
• Total profit: $30,481
• Equity at exit: $9,617

10-year hold

• IRR: 46.1%
• Equity multiple: 6.63×
• Total profit: $101,684
• Equity at exit: $5,577

Cash invested: $18,060 (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: 487
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$338
• Tax est. 1.5%: −$81 /mo · $968/yr
• Insurance: −$27
• HOA: −$165
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $533

Break-even live

Break-even rent $773

Max offer price $64,500

Occupancy floor 58%

Sensitivity live

Price	-10% $577	-5% $555	+0% $533	+5% $511	+10% $488
Rent	-10% $419	-5% $476	+0% $533	+5% $590	+10% $647
Rate	-1.0pp $565	-0.5pp $549	base $533	+0.5pp $516	+1.0pp $499

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7000 Fern Ave Shreveport, LA	2.0	1.0–2.0	895	$1,605	$1.79	15d	6	0.57mi
530 E 81st St Shreveport, LA	3.0	1.0	1298	$800	$0.62	22d	1	0.93mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	45d	1	1.08mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	45d	1	1.25mi
215 Sand Beach Blvd Shreveport, LA	1.0–2.0	1.0–2.0	814	$1,640	$2.01	15d	6	1.31mi
8455 Fern Ave Shreveport, LA	1.0–2.0	1.0–2.0	978	$2,229	$2.28	15d	9	1.31mi

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $64,500 Active 32 DOM
2. 2026-06-18
   days on market $64,500 Active 29 DOM
3. 2026-06-17
   days on market $64,500 Active 28 DOM
4. 2026-06-16
   days on market $64,500 Active 27 DOM
5. 2026-06-15
   days on market $64,500 Active 26 DOM
6. 2026-06-14
   days on market $64,500 Active 24 DOM
7. 2026-06-13
   days on market $64,500 Active 23 DOM
8. 2026-06-10
   days on market $64,500 Active 21 DOM
9. 2026-06-09
   days on market $64,500 Active 20 DOM
10. 2026-06-08
    days on market $64,500 Active 19 DOM
11. 2026-06-07
    days on market $64,500 Active 18 DOM
12. 2026-06-05
    days on market $64,500 Active 15 DOM
13. 2026-06-03
    days on market $64,500 Active 14 DOM
14. 2026-06-02
    days on market $64,500 Active 13 DOM
15. 2026-06-01
    days on market $64,500 Active 12 DOM
16. 2026-05-31
    days on market $64,500 Active 11 DOM
17. 2026-05-30
    days on market $64,500 Active 10 DOM
18. 2026-05-18
    listed $64,500 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,372
• − Mortgage interest: −$3,613
• − Property taxes: −$968
• − Insurance: −$322
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − HOA: −$1,980
• − Depreciation: −$1,876
• Taxable income: $5,833
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $4,995/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations, focusing on exterior siding, flooring, and interior painting to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn carpet
• Minor interior walls — Paint appears faded

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Rental Replace carpet — Improves living experience
• Both Paint interior walls — Enhances interior aesthetics and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Paint appears faded	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace carpet — Improves living experience ↑
• Both Paint interior walls — Enhances interior aesthetics and value ↑

ⓘ 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
• 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

1 event — show timeline

• 2026-05-18 Listed $64,500 NTREIS