5507 Sussex Ave · Shreveport, LA 71108

$65,000

2 bd · 1.0 ba · 857 sqft · SingleFamily public records · 42 Days on market

Built 1950 7,492 sqft lot $76/sqft · 109% above area

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Please do not disturb tenant rental lease and ledger available upon request Income-producing single-family home currently tenant occupied and generating rental income. This 860 sqft wood frame residence offers a practical layout with two bedrooms and one full bath — ideal for investors seeking a turnkey addition to their portfolio. Currently rented at $828.00 per month 9 Unit Package DEAL MLS# 21228510, 21228493, 21228446, 21228424, 21228402, 21228377, 21228363, 21228333, 21228313

Key facts

• 7,492 sq ft lot
• Built 1950
• Listed 42 days

Property features AI

Finance

• Other: Parcel number 171414030000700; County: Caddo; Country: United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1950; Entry level: One
• Construction: Year built: 1950
• Exterior features: Lot under 0.5 acre (approximately 0.172 acres); Subdivision: Morningside Sub; Directions: use GPS

Interior

• Kitchen: Includes appliances (unspecified/other)
• Bedrooms: 2 bedrooms (including primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($822 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 31% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $17k; list at $65k implies a 282% gain — meaningful room to come down on a strong offer.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.34%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (median comp): $31,149
• List price: $65,000
• Delta: 108.68%
• 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
1759 Nicholson St	0.37mi	2/1.0	835 (-3%)	13mo	$20,800	$25	68
2645 Valley Ridge Rd	0.37mi	2/1.0	929 (+8%)	16mo	$30,000	$32	56
2614 Lakehurst Ave	0.53mi	2/1.0	821 (-4%)	16mo	$33,800	$41	55
1651 Cox	0.53mi	3/1.0 (+1)	946 (+10%)	1mo	$32,000	$34	52
1831 Rainwater St	0.74mi	2/1.0	920 (+7%)	3mo	$45,000	$49	51
1536 Natalie St	0.66mi	2/1.0	898 (+5%)	17mo	$47,900	$53	47
1703 Alma St	0.75mi	2/1.0	826 (-4%)	16mo	$64,900	$79	46
2816 Bibb St	0.61mi	2/1.0	936 (+9%)	14mo	$24,999	$27	44
2026 Murray St	0.42mi	3/1.0 (+1)	982 (+15%)	12mo	$29,900	$30	41
5018 Werner	0.73mi	2/1.0	796 (-7%)	17mo	$34,800	$44	40
2446 Drexel St	0.73mi	2/1.0	979 (+14%)	4mo	$15,000	$15	39
2626 Hillcrest	0.71mi	2/1.0	772 (-10%)	17mo	$45,000	$58	36

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $3,764
• Equity at exit: $9,692

10-year hold

• IRR: 14.2%
• Equity multiple: 2.11×
• Total profit: $20,234
• Equity at exit: $5,620

Cash invested: $18,200 (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 71108

• Rents YoY: 2.4%
• Active inventory: 138
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $822 high
• Mortgage (P&I): −$341
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $233

Break-even live

Break-even rent $527

Max offer price $65,000

Occupancy floor 67%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.19mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.25mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	0.37mi
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	43d	1	0.53mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	0.79mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	0.81mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	0.82mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	0.90mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	0.94mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	0.95mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	1.10mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	1.10mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	21d	1	1.12mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	1.12mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	1.18mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	1.24mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	43d	1	1.27mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.29mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	43d	1	1.32mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	1.33mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	43d	1	1.34mi
7224 Union Ave Shreveport, LA	2.0	1.0	735	$625	$0.85	13d	1	1.37mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	43d	1	1.40mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	1.43mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	1.43mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	43d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $65,000 Active 42 DOM
2. 2026-06-17
   days on market $65,000 Active 41 DOM
3. 2026-06-16
   days on market $65,000 Active 40 DOM
4. 2026-06-15
   days on market $65,000 Active 39 DOM
5. 2026-06-14
   days on market $65,000 Active 37 DOM
6. 2026-06-13
   days on market $65,000 Active 36 DOM
7. 2026-06-10
   days on market $65,000 Active 34 DOM
8. 2026-06-09
   days on market $65,000 Active 33 DOM
9. 2026-06-08
   days on market $65,000 Active 32 DOM
10. 2026-06-07
    days on market $65,000 Active 31 DOM
11. 2026-06-05
    days on market $65,000 Active 28 DOM
12. 2026-06-03
    days on market $65,000 Active 27 DOM
13. 2026-06-02
    days on market $65,000 Active 26 DOM
14. 2026-06-01
    days on market $65,000 Active 25 DOM
15. 2026-05-31
    days on market $65,000 Active 24 DOM
16. 2026-05-30
    days on market $65,000 Active 23 DOM
17. 2026-05-07
    listed $65,000 Active 503-char remark
18. 2025-05-01
    historical $800
19. 2025-04-09
    listed $800
20. 2024-10-28
    historical $775
21. 2024-10-25
    listed $775
22. 2024-10-20
    historical $775
23. 2024-08-15
    listed $775
24. 2013-03-04
    soldstatus $17,000
25. 2010-05-21
    soldstatus $15,000

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $584 · $49/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: $9,863
• − Mortgage interest: −$3,641
• − Property taxes: −$584
• − Insurance: −$325
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$1,891
• Taxable income: $1,844
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,350/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

+333.3% since first listed

9 events — show timeline

• 2026-05-07 Listed $65,000 NTREIS
• 2025-05-01 Rental Removed $800 APPFOLIO
• 2025-04-09 Listed for Rent $800 APPFOLIO
• 2024-10-28 Rental Removed $775 APPFOLIO
• 2024-10-25 Listed for Rent $775 APPFOLIO
• 2024-10-20 Rental Removed $775 APPFOLIO
• 2024-08-15 Listed for Rent $775 APPFOLIO
• 2013-03-04 Sold (Public Records) $17,000 Public Records
• 2010-05-21 Sold (Public Records) $15,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $584 · +0.4% YoY. Source: county tax records.