1808 Clanton St · Shreveport, LA 71108

$25,000

4 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 99 Days on market

Built 1944 0.26 ac lot $17/sqft · 36% below area Est $39k · 36% under ↓ 44% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom 2 Bath. Could be a good investment property. 2 lots

Key facts

• Primary suite
• Large bathroom
• 0.26 acre lot

Tags

• PRIMARY SUITE
• LARGE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 36.2% 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: Rents rising (+2.4%/yr); 138 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); 45% 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).
• This rent runs 39% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 + 2.4% 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 99 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.16% ✓
• Cap rate: 36.17%
• Cash-on-cash: 106.69%
• DSCR: 5.75
• GRM: 2.0

CMA / ARV

• ARV (median comp): $39,235
• List price: $25,000
• Delta: -36.28%
• 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
1808 Clanton St	0.00mi	3/2.0 (-1)	1,440 (0%)	1mo	$25,000	$17	90
1946 Hickory St	0.23mi	3/1.0 (-1)	1,469 (+2%)	12mo	$55,000	$37	71
5307 Bienville Ave	0.34mi	4/1.0	1,434 (-0%)	17mo	$39,500	$28	69
1827 Hickory St	0.10mi	3/2.0 (-1)	1,604 (+11%)	1mo	$69,500	$43	67
559 Woodrow St	0.23mi	3/1.0 (-1)	1,281 (-11%)	4mo	$64,500	$50	63
2203 Corbitt	0.54mi	4/1.0	1,475 (+2%)	17mo	$48,000	$33	57
5121 Sussex Ave	0.44mi	3/2.0 (-1)	1,410 (-2%)	16mo	$75,000	$53	53
1417 Oakdale St	0.48mi	3/2.0 (-1)	1,347 (-6%)	9mo	$12,000	$9	50
3940 Wallace Ave	0.62mi	3/1.0 (-1)	1,466 (+2%)	19mo	$59,000	$40	47
1436 W 58th St	0.48mi	3/1.0 (-1)	1,640 (+14%)	5mo	$16,000	$10	45
1814 Vivian St	0.51mi	3/2.0 (-1)	1,352 (-6%)	18mo	$59,000	$44	43
5217 Bienville Ave	0.36mi	3/1.0 (-1)	1,232 (-14%)	14mo	$43,500	$35	42

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.99×
• Total profit: $34,964
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 12.28×
• Total profit: $78,962
• Equity at exit: $2,162

Cash invested: $7,000 (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 →

ZIP-level market 71108

• Rents YoY: 2.4%
• Active inventory: 138
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,041 high
• Mortgage (P&I): −$131
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $622

Break-even live

Break-even rent $253

Max offer price $25,000

Occupancy floor 35%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	0.25mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	0.52mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	0.60mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	0.66mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	21d	1	0.67mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	43d	1	0.67mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	0.68mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	0.84mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	0.86mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	43d	1	1.00mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	1.07mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	43d	1	1.08mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	1.13mi
3827 Baltimore Ave Shreveport, LA	3.0	2.5	1650	$1,650	$1.00	43d	1	1.19mi
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	21d	1	1.28mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	1.30mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	43d	1	1.34mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.37mi
720 Delaware St Shreveport, LA	3.0	2.0	1600	$1,800	$1.12	13d	1	1.42mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	13d	1	1.47mi

Listing history 10 events

1. 2026-05-06
   status Pending 63-char remark

   Show marketing remark (63 chars)

   3 Bedroom 2 Bath. Could be a good investment property. 2 lots

2. 2026-04-26
   price $25,000 63-char remark

   Show marketing remark (63 chars)

   3 Bedroom 2 Bath. Could be a good investment property. 2 lots

3. 2026-04-01
   price $30,000 63-char remark

   Show marketing remark (63 chars)

   3 Bedroom 2 Bath. Could be a good investment property. 2 lots

4. 2026-04-01
   status Active 63-char remark

   Show marketing remark (63 chars)

   3 Bedroom 2 Bath. Could be a good investment property. 2 lots

5. 2026-03-19
   price $35,000 63-char remark

   Show marketing remark (63 chars)

   3 Bedroom 2 Bath. Could be a good investment property. 2 lots

6. 2026-03-19
   historical Active Contingent 63-char remark

   Show marketing remark (63 chars)

   3 Bedroom 2 Bath. Could be a good investment property. 2 lots

7. 2026-01-28
   status Pending 63-char remark

   Show marketing remark (63 chars)

   3 Bedroom 2 Bath. Could be a good investment property. 2 lots

8. 2025-12-09
   price $36,999 63-char remark

   Show marketing remark (63 chars)

   3 Bedroom 2 Bath. Could be a good investment property. 2 lots

9. 2025-12-08
   listed $45,000 Active 63-char remark

   Show marketing remark (63 chars)

   3 Bedroom 2 Bath. Could be a good investment property. 2 lots

10. 2003-01-28
    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: $698 · $58/mo
• Projected year-2 tax: $698 · $58/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 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: $12,487
• − Mortgage interest: −$1,400
• − Property taxes: −$698
• − Insurance: −$125
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$727
• Taxable income: $7,538
• Est. tax owed @ 24.0%: −$1,809
• After-tax cash flow: $5,659/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): 18,072
• Household income: $32,055
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 1526.0

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 (83%)
• Race & ethnicity: Black 83% White 11% Hispanic / Latino 4% Two or more races 2%
• Foreign-born: 2% · Canada
• 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: ▼ -58.98%
• Current HPI: 58.1377
• Rent YoY: ▲ 2.37%
• 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

-44.4% since first listed

10 events — show timeline

• 2026-05-06 Pending — NTREIS
• 2026-04-26 Price Changed $25,000 NTREIS
• 2026-04-01 Price Changed $30,000 NTREIS
• 2026-04-01 Relisted — NTREIS
• 2026-03-19 Price Changed $35,000 NTREIS
• 2026-03-19 Contingent — NTREIS
• 2026-01-28 Pending — NTREIS
• 2025-12-09 Price Changed $36,999 NTREIS
• 2025-12-08 Listed $45,000 NTREIS
• 2003-01-28 Sold (Public Records) — Public Records

Property tax history

+13.2%/yr

Latest (2025): $698 · +1.3% YoY. Source: county tax records.