2529 Merwin Ave · Shreveport, LA 71103

$26,000

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 86 Days on market

Built 1977 0.68 ac lot $24/sqft · at area comps Est $47k · 45% 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 +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Investment Opportunity! This is property part of a 6 Property Package Deal. Seller is willing to sell smaller package as well. With some renovation and improvements, this property could become a good cash flowing property. Here is some information for all of the properties that is part of the package deal. Each property is under 30K! 1941 Walnut St 22k, 450 E 84th st 25k, 3419 W 70th st 26k, 2529 Merwin st 26k, 1151 Kenneth Ave 23k, 2814 Mertis Ave 21k.

Key facts

• 0.68 acre lot
• Parking
• Built 1977

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($838 rent vs $26k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.9% 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: 69 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $137 of equity ($180 loan paydown + $-43 appreciation (-0.2% 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 (-0.2% 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 86 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $26k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $24,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 3.22% ✓
• Cap rate: 27.87%
• Cash-on-cash: 77.05%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (median comp): $47,147
• List price: $26,000
• Delta: -44.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3726 Portland Ave	0.12mi	2/1.0	1,105 (+2%)	2mo	$50,500	$46	90
2632 Desoto St	0.32mi	2/1.0	1,069 (-2%)	10mo	$32,500	$30	74
2560 Emery St	0.06mi	2/1.0	977 (-10%)	12mo	$45,000	$46	70
2449 Midway St	0.45mi	2/2.0	1,103 (+1%)	4mo	$35,000	$32	69
2647 Drexel St	0.59mi	3/2.0 (+1)	1,079 (-1%)	2mo	$67,500	$63	60
2446 Drexel St	0.54mi	2/1.0	979 (-10%)	4mo	$15,000	$15	55
3934 Fairfax Ave	0.67mi	3/1.0 (+1)	1,036 (-5%)	2mo	$84,000	$81	54
2511 Drexel St	0.56mi	2/1.0	1,005 (-8%)	9mo	$45,000	$45	53
2618 Drexel	0.54mi	2/1.0	1,158 (+6%)	17mo	$50,000	$43	50
1747 Fulton St	0.68mi	3/2.0 (+1)	1,072 (-2%)	10mo	$63,000	$59	48
1802 Midway St	0.68mi	3/1.0 (+1)	1,208 (+11%)	2mo	$49,900	$41	43
2908 Hardy St	0.68mi	2/1.0	990 (-9%)	12mo	$42,998	$43	43

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 79.2%
• Equity multiple: 4.96×
• Total profit: $28,833
• Equity at exit: $7,335

10-year hold

• IRR: 80.9%
• Equity multiple: 10.16×
• Total profit: $66,718
• Equity at exit: $8,648

Cash invested: $7,280 (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 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $838 high
• Mortgage (P&I): −$136
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $467

Break-even live

Break-even rent $246

Max offer price $26,000

Occupancy floor 39%

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.04mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	0.08mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	0.26mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	0.34mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	0.39mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	0.56mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.86mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	0.88mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	0.88mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	1.02mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	1.03mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	1.11mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	1.13mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	13d	1	1.16mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.16mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	1.17mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	1.18mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	1.18mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	43d	1	1.21mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	1.24mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.24mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	1.25mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	1.25mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	1.27mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	1.27mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	43d	1	1.31mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	1.32mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	1.33mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	43d	1	1.46mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	21d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $26,000 Active 86 DOM
2. 2026-06-17
   days on market $26,000 Active 85 DOM
3. 2026-06-16
   days on market $26,000 Active 84 DOM
4. 2026-06-15
   days on market $26,000 Active 83 DOM
5. 2026-06-14
   days on market $26,000 Active 81 DOM
6. 2026-06-13
   days on market $26,000 Active 80 DOM
7. 2026-06-10
   days on market $26,000 Active 78 DOM
8. 2026-06-09
   days on market $26,000 Active 77 DOM
9. 2026-06-08
   days on market $26,000 Active 76 DOM
10. 2026-06-07
    days on market $26,000 Active 75 DOM
11. 2026-06-05
    days on market $26,000 Active 72 DOM
12. 2026-06-03
    days on market $26,000 Active 71 DOM
13. 2026-06-02
    days on market $26,000 Active 70 DOM
14. 2026-06-01
    days on market $26,000 Active 69 DOM
15. 2026-05-31
    days on market $26,000 Active 68 DOM
16. 2026-05-30
    days on market $26,000 Active 67 DOM
17. 2026-03-24
    listed $26,000 Active 457-char remark

    Show marketing remark (457 chars)

    Investment Opportunity! This is property part of a 6 Property Package Deal. Seller is willing to sell smaller package as well. With some renovation and improvements, this property could become a good cash flowing property. Here is some information for all of the properties that is part of the package deal. Each property is under 30K! 1941 Walnut St 22k, 450 E 84th st 25k, 3419 W 70th st 26k, 2529 Merwin st 26k, 1151 Kenneth Ave 23k, 2814 Mertis Ave 21k.

18. 2017-08-01
    soldstatus $9,000
19. 2007-06-08
    soldstatus
20. 2002-09-04
    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: $571 · $48/mo
• Projected year-2 tax: $571 · $48/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 64% 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: $10,059
• − Mortgage interest: −$1,456
• − Property taxes: −$571
• − Insurance: −$130
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$756
• Taxable income: $5,536
• Est. tax owed @ 24.0%: −$1,329
• After-tax cash flow: $4,281/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
• City population: 164,123
• Population (ZIP): 6,142

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: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -0.17%
• Current HPI: 26.3904
• 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

+188.9% since first listed

4 events — show timeline

• 2026-03-24 Listed $26,000 NTREIS
• 2017-08-01 Sold (Public Records) $9,000 Public Records
• 2007-06-08 Sold (Public Records) — Public Records
• 2002-09-04 Sold (Public Records) — Public Records

Property tax history

-2.1%/yr

Latest (2025): $571 · +0.4% YoY. Source: county tax records.