254 E Lister St · Shreveport, LA 71101

$40,000

2 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 114 Days on market

Built 1945 0.31 ac lot $29/sqft · 17% below area Est $48k · 17% under ↓ 17% since listing

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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 +4.8/10.0
• 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

Nice size home with 3 bedrooms and 1 bath. Large living area. Good size bedrooms. Nice size kitchen. Large fenced in lot. AGENTS: see agent remarks on submitting an offer.

Key facts

• Large living area
• Large fenced in lot
• 0.31 acre lot

Tags

• LARGE LIVING AREA
• LARGE FENCED IN LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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: 61 active listings in the ZIP; 40 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).
• At $944/mo this rent would consume 59% of the median local household income ($19k/yr) (locally 702% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $157 of equity ($277 loan paydown + $-120 appreciation (-0.3% 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 (-0.3% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1945 — 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: 2.36% ✓
• Cap rate: 20.36%
• Cash-on-cash: 50.25%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $48,396
• List price: $40,000
• Delta: -17.35%
• 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
131 Lister St	0.31mi	2/1.0	1,428 (+3%)	2mo	$140,000	$98	80
129 E Wichita St	0.27mi	2/1.0	1,342 (-4%)	3mo	$125,000	$93	79
117 Lister St	0.28mi	3/1.0 (+1)	1,371 (-2%)	2mo	$160,000	$117	78
131 Merrick St	0.51mi	2/1.0	1,433 (+3%)	2mo	$40,000	$28	70
155 E Herndon St	0.17mi	3/1.5 (+1)	1,461 (+5%)	14mo	$115,000	$79	66
108 Jordan St	0.27mi	2/1.0	1,297 (-7%)	14mo	$80,000	$62	64
154 E Wyandotte St	0.19mi	3/1.5 (+1)	1,264 (-9%)	6mo	$69,500	$55	64
123 Dalzell St	0.69mi	3/1.0 (+1)	1,377 (-1%)	7mo	$80,000	$58	55
432 E Merrick St	0.42mi	3/1.0 (+1)	1,210 (-13%)	9mo	$50,000	$41	46
110 E Prospect St	0.69mi	3/1.0 (+1)	1,211 (-13%)	7mo	$87,000	$72	35
2502 Mecom Dr	0.74mi	3/2.0 (+1)	1,599 (+15%)	7mo	$90,000	$56	26
160 Prospect St	0.74mi	3/2.0 (+1)	1,600 (+15%)	17mo	$52,000	$33	17

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

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.4%
• Equity multiple: 3.51×
• Total profit: $28,151
• Equity at exit: $11,016

10-year hold

• IRR: 54.2%
• Equity multiple: 7.04×
• Total profit: $67,655
• Equity at exit: $12,774

Cash invested: $11,200 (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 71101

• Home prices YoY: -0.4%
• Active inventory: 61
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $944 high
• Mortgage (P&I): −$210
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $469

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 45%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	21d	1	0.16mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	14d	1	0.29mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	21d	1	0.29mi
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	14d	1	0.34mi
1147 Cornwell Ave Unit 1 Shreveport, LA	3.0	2.0	1200	$895	$0.75	14d	1	0.37mi
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	44d	1	0.45mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	44d	1	0.47mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	44d	1	0.62mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	44d	1	0.65mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,740	$1.88	14d	10	0.68mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	14d	1	0.73mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	14d	1	0.73mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	44d	1	0.76mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	14d	1	0.76mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	0.77mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	44d	1	0.78mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	44d	1	0.80mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	44d	1	0.81mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	0.81mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	0.81mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	21d	1	0.81mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	44d	1	0.82mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	44d	1	0.83mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	44d	1	0.86mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	14d	1	0.91mi
557 Merrick St Shreveport, LA	1.0	1.0	950	$725	$0.76	44d	1	0.93mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	14d	1	0.94mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	21d	1	1.00mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	21d	1	1.02mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	14d	11	1.02mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	14d	1	1.09mi
314 Kings Hwy Shreveport, LA	1.0	1.0	1200	$700	$0.58	44d	1	1.17mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	21d	1	1.18mi
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	44d	1	1.22mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	44d	1	1.25mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	21d	1	1.25mi
819 Boulevard St Shreveport, LA	2.0	1.0	900	$800	$0.89	21d	1	1.27mi
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	14d	6	1.27mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	14d	1	1.43mi
100 Crossroads Blvd Bossier City, LA	1.0–2.0	1.0–2.0	858	$1,299	$1.51	44d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $40,000 Active 114 DOM
2. 2026-06-17
   days on market $40,000 Active 113 DOM
3. 2026-06-16
   days on market $40,000 Active 112 DOM
4. 2026-06-15
   days on market $40,000 Active 111 DOM
5. 2026-06-14
   days on market $40,000 Active 109 DOM
6. 2026-06-13
   pricedays on market $40,000 Active 108 DOM
7. 2026-06-10
   days on market $50,000 Active 106 DOM
8. 2026-06-09
   days on market $50,000 Active 105 DOM
9. 2026-06-08
   days on market $50,000 Active 104 DOM
10. 2026-06-07
    days on market $50,000 Active 103 DOM
11. 2026-06-05
    days on market $50,000 Active 100 DOM
12. 2026-06-03
    days on market $50,000 Active 99 DOM
13. 2026-06-02
    days on market $50,000 Active 98 DOM
14. 2026-06-01
    days on market $50,000 Active 97 DOM
15. 2026-05-31
    days on market $50,000 Active 96 DOM
16. 2026-05-30
    days on market $50,000 Active 95 DOM
17. 2026-05-08
    price $50,000 171-char remark

    Show marketing remark (171 chars)

    Nice size home with 3 bedrooms and 1 bath. Large living area. Good size bedrooms. Nice size kitchen. Large fenced in lot. AGENTS: see agent remarks on submitting an offer.

18. 2026-04-03
    price $55,000 171-char remark

    Show marketing remark (171 chars)

    Nice size home with 3 bedrooms and 1 bath. Large living area. Good size bedrooms. Nice size kitchen. Large fenced in lot. AGENTS: see agent remarks on submitting an offer.

19. 2026-02-23
    listed $60,000 Active 171-char remark

    Show marketing remark (171 chars)

    Nice size home with 3 bedrooms and 1 bath. Large living area. Good size bedrooms. Nice size kitchen. Large fenced in lot. AGENTS: see agent remarks on submitting an offer.

20. 1998-03-23
    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: $601 · $50/mo
• Projected year-2 tax: $601 · $50/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,324
• − Mortgage interest: −$2,241
• − Property taxes: −$601
• − Insurance: −$200
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$1,164
• Taxable income: $5,307
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $4,354/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): 6,415
• Household income: $19,351
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 702.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 29% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Tagalog/Filipino 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: ▼ -0.30%
• Current HPI: 74.2131
• 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

-16.7% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $50,000 NTREIS
• 2026-04-03 Price Changed $55,000 NTREIS
• 2026-02-23 Listed $60,000 NTREIS
• 1998-03-23 Sold (Public Records) — Public Records

Property tax history

+12.5%/yr

Latest (2025): $601 · +0.4% YoY. Source: county tax records.