1717 Logan St · Shreveport, LA 71101

$9,999

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 119 Days on market

Built 1950 5,489 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

BACK ON THE MARKET AT NO FAULT TO THE SELLER Investor Special – Rental Opportunity Near Downtown Shreveport Attention investors and landlords! This 2-bedroom, 1-bath home offers an affordable entry point into the Shreveport rental market at just $10,000. Conveniently located approximately 1 mile from Downtown Shreveport, this property provides easy access to employment centers, restaurants, casinos, and major roadways. Situated outside of a flood zone, this home presents a lower-risk option for long-term hold investors seeking to build or expand their rental portfolio. While the surrounding area does not support typical fix-and-flip resale values, the property shows strong pote

Key facts

• 5,489 sq ft lot
• Built 1950
• Listed 119 days

Property features AI

Finance

• Financial info: Selling terms: cash
• HOA & community: No homeowner association

Exterior

• Parking: On-street parking; See remarks regarding parking
• Utilities: City water; City sewer; Electricity available; Municipal utility district; Other utilities (see remarks)
• Home design: Single family residence; Residential property; Built in 1950; Not attached to another property
• Construction: Year built: 1950
• Exterior features: Lot smaller than 0.5 acre (approximately 0.126 acres); Subdivision: Boisseau Annex

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; Living area of 1068; Living room; Other interior features
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $10k).
• Recommended offer: $9k (9.0% below list) — sets the bar for market timing.
• Cap rate 79.7% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $883/mo this rent would consume 55% 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 $39 of equity ($69 loan paydown + $-30 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 3.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,099 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 8.83% ✓
• Cap rate: 79.69%
• Cash-on-cash: 262.13%
• DSCR: 12.66
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $25,632
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1903 Abbie St	0.23mi	2/1.0 (-1)	1,034 (-3%)	14mo	$25,000	$24	68
1646 Weinstock St	0.43mi	3/1.0	1,093 (+2%)	13mo	$16,000	$15	65
1856 W Jordan St	0.61mi	3/1.0	1,088 (+2%)	19mo	$25,000	$23	52
1815 Dove St	0.67mi	3/1.5	1,010 (-5%)	10mo	$35,000	$35	50
1658 Ashton St	0.37mi	2/1.0 (-1)	1,200 (+12%)	12mo	$12,000	$10	47
2209 Murphy St	0.69mi	3/1.5	1,187 (+11%)	3mo	$40,000	$34	45
112 N Allen Ave	0.45mi	2/1.0 (-1)	926 (-13%)	15mo	$52,000	$56	40

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: —
• Equity multiple: 14.77×
• Total profit: $38,542
• Equity at exit: $2,754

10-year hold

• IRR: —
• Equity multiple: 31.35×
• Total profit: $84,970
• Equity at exit: $3,193

Cash invested: $2,800 (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: 0.9×

Monthly cashflow live

• Estimated rent: $883 high
• Mortgage (P&I): −$52
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $612

Break-even live

Break-even rent $109

Max offer price $9,999

Occupancy floor 26%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	43d	1	0.23mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	43d	1	0.46mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	0.84mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	13d	1	0.89mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	13d	2	0.95mi
726 Cotton St Shreveport, LA	2.0	1.0–2.0	626	$1,472	$2.35	43d	2	1.00mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	1.03mi
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	43d	1	1.13mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	21d	7	1.24mi
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	21d	1	1.28mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	13d	1	1.37mi

Listing history 21 events

1. 2026-06-18
   days on market $9,999 Active 119 DOM
2. 2026-06-17
   days on market $9,999 Active 118 DOM
3. 2026-06-16
   days on market $9,999 Active 117 DOM
4. 2026-06-15
   days on market $9,999 Active 116 DOM
5. 2026-06-14
   days on market $9,999 Active 114 DOM
6. 2026-06-13
   days on market $9,999 Active 113 DOM
7. 2026-06-10
   days on market $9,999 Active 111 DOM
8. 2026-06-09
   days on market $9,999 Active 110 DOM
9. 2026-06-08
   days on market $9,999 Active 109 DOM
10. 2026-06-07
    days on market $9,999 Active 108 DOM
11. 2026-06-05
    days on market $9,999 Active 105 DOM
12. 2026-06-03
    days on market $9,999 Active 104 DOM
13. 2026-06-02
    days on market $9,999 Active 103 DOM
14. 2026-06-01
    days on market $9,999 Active 102 DOM
15. 2026-05-31
    days on market $9,999 Active 101 DOM
16. 2026-05-30
    days on market $9,999 Active 100 DOM
17. 2026-05-21
    status Active
18. 2026-04-01
    historical Active Contingent
19. 2026-03-17
    price $9,999
20. 2026-02-19
    listed $10,000 Active
21. 2006-09-07
    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: $353 · $29/mo
• Projected year-2 tax: $353 · $29/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 6/10 Major 7 d/yr ≥110°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,596
• − Mortgage interest: −$560
• − Property taxes: −$353
• − Insurance: −$50
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$291
• Taxable income: $7,647
• Est. tax owed @ 24.0%: −$1,835
• After-tax cash flow: $5,504/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

-0.0% since first listed

5 events — show timeline

• 2026-05-21 Relisted — NTREIS
• 2026-04-01 Contingent — NTREIS
• 2026-03-17 Price Changed $9,999 NTREIS
• 2026-02-19 Listed $10,000 NTREIS
• 2006-09-07 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $353 · +0.4% YoY. Source: county tax records.