3256 Midway · Shreveport, LA 71109

$32,900

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 163 Days on market

Built 1950 0.33 ac lot $37/sqft · 13% above area Est $29k · 13% over

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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
• Appreciation +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.4/15.0

Listing remarks MLS

Attention investors! Don’t miss this fantastic rental investment opportunity. This 2-bedroom, 1-bathroom home is currently rented for $575 per month, providing immediate income potential. Whether you're looking to expand your rental portfolio or start your investment journey, this home offers a promising return on investment. Schedule your showing today and take advantage of this affordable, income-generating opportunity!

Key facts

• 0.33 acre lot
• Built 1950
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $33k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($781 rent vs $33k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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: 123 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $227 of loan paydown is wiped out by about $388 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 (-1.2% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $28,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1950 — 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: 2.37% ✓
• Cap rate: 20.79%
• Cash-on-cash: 51.77%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

• ARV (median comp): $28,988
• List price: $32,900
• Delta: 13.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3149 Fulton St	0.14mi	2/1.0	870 (-3%)	2mo	$34,900	$40	86
3216 Fulton St	0.10mi	2/1.0	999 (+11%)	14mo	$20,000	$20	65
3029 Desoto St	0.31mi	2/1.0	933 (+4%)	19mo	$32,500	$35	64
2946 Midway St	0.39mi	2/1.0	822 (-9%)	6mo	$22,500	$27	63
3035 Midway St	0.29mi	2/1.0	792 (-12%)	8mo	$12,000	$15	60
3101 Syphon St	0.46mi	2/1.0	840 (-7%)	10mo	$10,000	$12	60
3127 Lindholm St	0.33mi	2/1.0	810 (-10%)	16mo	$59,500	$73	55
3506 Ninock St	0.65mi	2/1.0	877 (-3%)	13mo	$49,000	$56	54
2842 Drexel St	0.48mi	1/1.0 (-1)	854 (-5%)	19mo	$20,000	$23	48
3721 Doris	0.62mi	2/1.0	856 (-5%)	18mo	$45,000	$53	48
5018 Werner	0.62mi	2/1.0	796 (-12%)	17mo	$34,800	$44	38
3603 Ninock St	0.66mi	3/1.0 (+1)	1,014 (+13%)	19mo	$45,000	$44	27

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.9%
• Equity multiple: 3.45×
• Total profit: $22,574
• Equity at exit: $7,657

10-year hold

• IRR: 55.5%
• Equity multiple: 6.94×
• Total profit: $54,684
• Equity at exit: $7,799

Cash invested: $9,212 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 123
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $781 high
• Mortgage (P&I): −$173
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $397

Break-even live

Break-even rent $278

Max offer price $32,900

Occupancy floor 44%

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	0.13mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	0.13mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	0.53mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	0.65mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	14d	1	0.67mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	0.81mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	14d	1	0.82mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	0.82mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	21d	1	0.84mi
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	44d	1	0.94mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.95mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	44d	1	0.97mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.07mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	1.12mi
4025 Golf Links Blvd Shreveport, LA	1.0	1.0	660	$678	$1.03	44d	1	1.16mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	14d	1	1.26mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$798	$0.80	44d	1	1.31mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	1.34mi
3553 W College St Shreveport, LA	1.0	1.0	600	$600	$1.00	21d	1	1.38mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $32,900 Active 163 DOM
2. 2026-06-17
   days on market $32,900 Active 162 DOM
3. 2026-06-16
   days on market $32,900 Active 161 DOM
4. 2026-06-15
   days on market $32,900 Active 160 DOM
5. 2026-06-14
   days on market $32,900 Active 158 DOM
6. 2026-06-13
   days on market $32,900 Active 157 DOM
7. 2026-06-10
   days on market $32,900 Active 155 DOM
8. 2026-06-09
   days on market $32,900 Active 154 DOM
9. 2026-06-08
   days on market $32,900 Active 153 DOM
10. 2026-06-07
    days on market $32,900 Active 152 DOM
11. 2026-06-05
    days on market $32,900 Active 149 DOM
12. 2026-06-03
    days on market $32,900 Active 148 DOM
13. 2026-06-02
    days on market $32,900 Active 147 DOM
14. 2026-06-01
    days on market $32,900 Active 146 DOM
15. 2026-05-31
    days on market $32,900 Active 145 DOM
16. 2026-05-30
    days on market $32,900 Active 144 DOM
17. 2026-01-06
    listed $32,900 Active 431-char remark

    Show marketing remark (431 chars)

    Attention investors! Don’t miss this fantastic rental investment opportunity. This 2-bedroom, 1-bathroom home is currently rented for $575 per month, providing immediate income potential. Whether you're looking to expand your rental portfolio or start your investment journey, this home offers a promising return on investment. Schedule your showing today and take advantage of this affordable, income-generating opportunity!

18. 2025-12-31
    historical
19. 2024-12-20
    listed $32,900 Active
20. 2023-09-25
    historical
21. 2023-08-02
    listed
22. 2022-04-13
    historical
23. 2022-03-08
    listed $39,900 Active
24. 2021-07-06
    soldstatus $106,000
25. 2009-07-31
    soldstatus $20,000
26. 1995-01-11
    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: $403 · $34/mo
• Projected year-2 tax: $403 · $34/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $9,376
• − Mortgage interest: −$1,843
• − Property taxes: −$403
• − Insurance: −$164
• − Repairs & maintenance: −$750
• − Management: −$750
• − Depreciation: −$957
• Taxable income: $4,508
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $3,687/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 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: ▼ -1.18%
• Current HPI: 54.4158
• 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

+64.5% since first listed

10 events — show timeline

• 2026-01-06 Listed $32,900 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2024-12-20 Listed $32,900 NTREIS
• 2023-09-25 Rental Removed — APPFOLIO
• 2023-08-02 Listed for Rent — APPFOLIO
• 2022-04-13 Listing Removed — NTREIS
• 2022-03-08 Listed $39,900 NTREIS
• 2021-07-06 Sold (Public Records) $106,000 Public Records
• 2009-07-31 Sold (Public Records) $20,000 Public Records
• 1995-01-11 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2025): $403 · +0.4% YoY. Source: county tax records.