2413 Queens Hwy · Shreveport, LA 71103

$33,000

2 bd · 1.0 ba · 1,429 sqft · SingleFamily public records · 359 Days on market

Built 1950 7,797 sqft lot $23/sqft · 13% below area Est $38k · 13% under

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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 +13.2/15.0
• 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

REDUCED!! Investment property for sale! If you are looking to purchase investment properties for the first time or add to your portfolio you've got to look into this one! This home rents for $800 per month. Call today for more info!

Key facts

• 7,797 sq ft lot
• Built 1950
• Listed 359 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 $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $33k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.4% 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: 69 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $173 of equity ($228 loan paydown + $-55 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago; this cycle's ask is 4025% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $29,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 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: 2.67% ✓
• Cap rate: 23.37%
• Cash-on-cash: 60.98%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

• ARV (median comp): $37,760
• List price: $33,000
• Delta: -12.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2528 Attaway Ave	0.10mi	3/1.0 (+1)	1,284 (-10%)	0mo	$22,500	$18	73
2427 Corol St	0.18mi	2/1.0	1,402 (-2%)	21mo	$40,000	$29	71
2630 Emery St	0.19mi	3/1.5 (+1)	1,392 (-3%)	15mo	$32,000	$23	67
2527 Emery St	0.17mi	3/1.0 (+1)	1,310 (-8%)	7mo	$29,000	$22	67
2515 Stonewall St	0.72mi	3/1.0 (+1)	1,364 (-4%)	5mo	$38,900	$29	50
2828 Jackson St	0.48mi	3/2.0 (+1)	1,620 (+13%)	4mo	$15,000	$9	43
2506 Stonewall St	0.74mi	2/1.0	1,354 (-5%)	24mo	$25,000	$18	37
2642 Woodford St	0.72mi	3/1.0 (+1)	1,303 (-9%)	16mo	$44,900	$34	33
2936 Penick St	0.59mi	2/1.0	1,238 (-13%)	22mo	$46,000	$37	32
2949 Fulton St	0.64mi	3/2.0 (+1)	1,609 (+13%)	16mo	$37,000	$23	27

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: 62.6%
• Equity multiple: 4.11×
• Total profit: $28,695
• Equity at exit: $9,310

10-year hold

• IRR: 64.9%
• Equity multiple: 8.31×
• Total profit: $67,585
• Equity at exit: $10,976

Cash invested: $9,240 (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: 3.1×

Monthly cashflow live

• Estimated rent: $880 high
• Mortgage (P&I): −$173
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $470

Break-even live

Break-even rent $286

Max offer price $33,000

Occupancy floor 42%

Sensitivity live

Price	-10% $488	-5% $479	+0% $470	+5% $460	+10% $451
Rent	-10% $400	-5% $435	+0% $470	+5% $504	+10% $539
Rate	-1.0pp $486	-0.5pp $478	base $470	+0.5pp $461	+1.0pp $452

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	14d	1	0.08mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	0.10mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	14d	1	0.15mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	0.23mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	14d	1	0.35mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	0.69mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	14d	1	0.81mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	0.93mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	1.05mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	44d	1	1.07mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	44d	1	1.11mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.12mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	14d	1	1.12mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	1.12mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	45d	1	1.15mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	1.16mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	14d	1	1.18mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	44d	1	1.19mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	14d	1	1.19mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	1.24mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	44d	1	1.25mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	14d	1	1.27mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	1.27mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	44d	1	1.32mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	44d	1	1.32mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	14d	1	1.32mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.38mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	14d	1	1.43mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	44d	1	1.43mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	21d	1	1.49mi

Listing history 41 events

1. 2026-06-18
   days on market $33,000 Active 359 DOM
2. 2026-06-17
   days on market $33,000 Active 358 DOM
3. 2026-06-16
   days on market $33,000 Active 357 DOM
4. 2026-06-15
   days on market $33,000 Active 356 DOM
5. 2026-06-14
   days on market $33,000 Active 354 DOM
6. 2026-06-13
   days on market $33,000 Active 353 DOM
7. 2026-06-10
   days on market $33,000 Active 351 DOM
8. 2026-06-09
   days on market $33,000 Active 350 DOM
9. 2026-06-08
   days on market $33,000 Active 349 DOM
10. 2026-06-07
    days on market $33,000 Active 348 DOM
11. 2026-06-05
    days on market $33,000 Active 345 DOM
12. 2026-06-03
    days on market $33,000 Active 344 DOM
13. 2026-06-02
    days on market $33,000 Active 343 DOM
14. 2026-06-01
    days on market $33,000 Active 342 DOM
15. 2026-05-31
    days on market $33,000 Active 341 DOM
16. 2026-05-30
    days on market $33,000 Active 340 DOM
17. 2026-05-12
    listed $800
18. 2026-03-10
    price $33,000 233-char remark

    Show marketing remark (233 chars)

    REDUCED!! Investment property for sale! If you are looking to purchase investment properties for the first time or add to your portfolio you've got to look into this one! This home rents for $800 per month. Call today for more info!

19. 2025-06-23
    listed $38,000 Active 233-char remark

    Show marketing remark (233 chars)

    REDUCED!! Investment property for sale! If you are looking to purchase investment properties for the first time or add to your portfolio you've got to look into this one! This home rents for $800 per month. Call today for more info!

20. 2025-06-11
    historical
21. 2025-02-07
    listed $39,900 Active
22. 2025-02-06
    historical
23. 2025-02-06
    historical $800
24. 2025-01-23
    listed $800
25. 2025-01-15
    historical $800
26. 2024-12-29
    listed $800
27. 2024-12-28
    status Active
28. 2024-12-18
    historical Active Contingent
29. 2024-12-10
    listed $39,900 Active
30. 2024-11-30
    historical
31. 2024-06-17
    price $45,000
32. 2024-05-31
    listed $49,900 Active
33. 2024-04-24
    historical
34. 2024-03-14
    historical $800
35. 2024-01-26
    price $800
36. 2023-12-01
    price $900
37. 2023-11-04
    listed $1,000
38. 2023-10-26
    listed $49,900 Active
39. 2020-06-22
    soldstatus $49,000
40. 2020-01-14
    soldstatus $120,000
41. 2020-01-14
    soldstatus $112,000

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $465 · $39/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: $10,558
• − Mortgage interest: −$1,849
• − Property taxes: −$465
• − Insurance: −$165
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$960
• Taxable income: $5,430
• Est. tax owed @ 24.0%: −$1,303
• After-tax cash flow: $4,331/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

-72.5% since first listed

25 events — show timeline

• 2026-05-12 Listed for Rent $800 APPFOLIO
• 2026-03-10 Price Changed $33,000 NTREIS
• 2025-06-23 Listed $38,000 NTREIS
• 2025-06-11 Listing Removed — NTREIS
• 2025-02-07 Listed $39,900 NTREIS
• 2025-02-06 Listing Removed — NTREIS
• 2025-02-06 Rental Removed $800 APPFOLIO
• 2025-01-23 Listed for Rent $800 APPFOLIO
• 2025-01-15 Rental Removed $800 APPFOLIO
• 2024-12-29 Listed for Rent $800 APPFOLIO
• 2024-12-28 Relisted — NTREIS
• 2024-12-18 Contingent — NTREIS
• 2024-12-10 Listed $39,900 NTREIS
• 2024-11-30 Listing Removed — NTREIS
• 2024-06-17 Price Changed $45,000 NTREIS
• 2024-05-31 Listed $49,900 NTREIS
• 2024-04-24 Listing Removed — NTREIS
• 2024-03-14 Rental Removed $800 APPFOLIO
• 2024-01-26 Price Changed $800 APPFOLIO
• 2023-12-01 Price Changed $900 APPFOLIO
• 2023-11-04 Listed for Rent $1,000 APPFOLIO
• 2023-10-26 Listed $49,900 NTREIS
• 2020-06-22 Sold (Public Records) $49,000 Public Records
• 2020-01-14 Sold (Public Records) $112,000 Public Records
• 2020-01-14 Sold (Public Records) $120,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $465 · +0.4% YoY. Source: county tax records.