140 E Olive St · Shreveport, LA 71104

$60,000

2 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 181 Days on market

Built 1940 0.31 ac lot $52/sqft · 13% below area Est $69k · 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 +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Part of 40 property rental package. Contact Agent for details!

Key facts

• 0.31 acre lot
• Built 1940
• Listed 181 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 5.6% 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: crime F, amenities F, commute 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.
• Zoned schools: Creswell Elementary School (math 17% / reading 12%, grade F, #516 of 646 statewide, top 82%, 250 students, 81% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); C.E. Byrd High School (math 44% / reading 55%, grade D, #37 of 265 statewide, top 14%, 1,526 students, 43% FRL).
• Zoned-school proficiency averages 50% at this address vs 26% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 + 3.6% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1940 — 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: 1.63% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.42%
• DSCR: 2.22
• GRM: 5.1

CMA / ARV

• ARV (median comp): $69,339
• List price: $60,000
• Delta: -13.47%
• 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
140 E College	0.14mi	3/1.0 (+1)	1,100 (-5%)	0mo	$10,000	$9	80
110 E Prospect St	0.35mi	3/1.0 (+1)	1,211 (+5%)	7mo	$87,000	$72	65
154 E Wyandotte St	0.19mi	3/1.5 (+1)	1,264 (+9%)	6mo	$69,500	$55	64
432 E Merrick St	0.35mi	3/1.0 (+1)	1,210 (+5%)	9mo	$50,000	$41	63
204 Boulevard St	0.31mi	2/1.0	1,028 (-11%)	6mo	$38,000	$37	62
123 Lister St	0.32mi	2/1.0	1,059 (-8%)	12mo	$65,000	$61	61
147 E Herndon St	0.22mi	2/1.0	1,018 (-12%)	13mo	$45,000	$44	59
406 College St	0.50mi	2/1.0	1,215 (+5%)	13mo	$50,000	$41	57
140 E Rutherford St	0.68mi	2/1.0	1,130 (-2%)	9mo	$138,999	$123	57
316 Dalzell St	0.50mi	3/2.0 (+1)	1,142 (-1%)	12mo	$148,000	$130	56
1115 Crofton St	0.73mi	3/1.0 (+1)	1,159 (+0%)	11mo	$25,000	$22	52
332 Prospect St	0.57mi	3/2.0 (+1)	1,200 (+4%)	13mo	$95,000	$79	48

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 1.91×
• Total profit: $15,278
• Equity at exit: $8,946

10-year hold

• IRR: 30.5%
• Equity multiple: 3.80×
• Total profit: $47,081
• Equity at exit: $5,188

Cash invested: $16,800 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 147
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $979 high
• Mortgage (P&I): −$315
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $384

Break-even live

Break-even rent $493

Max offer price $60,000

Occupancy floor 56%

Sensitivity live

Price	-10% $418	-5% $401	+0% $384	+5% $367	+10% $350
Rent	-10% $307	-5% $345	+0% $384	+5% $422	+10% $461
Rate	-1.0pp $414	-0.5pp $399	base $384	+0.5pp $368	+1.0pp $352

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	16d	1	0.07mi
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	47d	1	0.15mi
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	23d	1	0.21mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	16d	1	0.27mi
202 E College St Apt 2 Shreveport, LA	1.0	1.0	800	$600	$0.75	46d	1	0.29mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	46d	1	0.34mi
253 E Jordan St Unit 251 Shreveport, LA	2.0	1.0	784	$900	$1.15	46d	1	0.36mi
320 College St Unit A Shreveport, LA	1.0	1.0	800	$650	$0.81	23d	1	0.43mi
114 Egan St Shreveport, LA	1.0	1.0	800	$550	$0.69	46d	1	0.46mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	16d	1	0.46mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	23d	1	0.48mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	23d	1	0.51mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	23d	1	0.51mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	46d	1	0.53mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	46d	1	0.54mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	23d	1	0.57mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	16d	1	0.59mi
2618 Roosevelt Ave Shreveport, LA	3.0	1.0	845	$1,000	$1.18	23d	1	0.59mi
342 Prospect St Shreveport, LA	1.0	1.0	800	$650	$0.81	23d	1	0.60mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	16d	1	0.62mi
1147 Cornwell Ave Unit 1 Shreveport, LA	3.0	2.0	1200	$895	$0.75	16d	1	0.63mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	46d	1	0.66mi
523 Wichita St Shreveport, LA	1.0	1.0	800	$650	$0.81	23d	1	0.67mi
533 Merrick St Unit C Shreveport, LA	1.0	1.0	825	$595	$0.72	23d	1	0.70mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	16d	1	0.71mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	16d	1	0.73mi
557 Merrick St Shreveport, LA	1.0	1.0	950	$725	$0.76	46d	1	0.74mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	23d	1	0.77mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	46d	1	0.81mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,740	$1.88	16d	10	0.84mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	16d	1	0.85mi
649 Merrick St Shreveport, LA	1.0	1.0	700	$650	$0.93	16d	1	0.86mi
314 Kings Hwy Shreveport, LA	1.0	1.0	1200	$700	$0.58	46d	1	0.88mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	16d	1	0.90mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	23d	1	0.91mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	23d	1	0.93mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	46d	1	0.95mi
640 Kirby Pl Unit 640 Shreveport, LA	1.0	1.0	850	$600	$0.71	23d	1	1.00mi
1844 Line Ave Unit 2 Shreveport, LA	1.0	1.0	750	$850	$1.13	46d	1	1.04mi
1844 Line Ave Unit 2 Shreveport, LA	1.0	1.0	750	$850	$1.13	23d	1	1.04mi

Listing history 20 events

1. 2026-06-23
   days on market $60,000 Active 181 DOM
2. 2026-06-21
   days on market $60,000 Active 180 DOM
3. 2026-06-18
   days on market $60,000 Active 177 DOM
4. 2026-06-17
   days on market $60,000 Active 176 DOM
5. 2026-06-16
   days on market $60,000 Active 175 DOM
6. 2026-06-15
   days on market $60,000 Active 174 DOM
7. 2026-06-14
   days on market $60,000 Active 172 DOM
8. 2026-06-13
   days on market $60,000 Active 171 DOM
9. 2026-06-10
   days on market $60,000 Active 169 DOM
10. 2026-06-09
    days on market $60,000 Active 168 DOM
11. 2026-06-08
    days on market $60,000 Active 167 DOM
12. 2026-06-07
    days on market $60,000 Active 166 DOM
13. 2026-06-05
    days on market $60,000 Active 163 DOM
14. 2026-06-03
    days on market $60,000 Active 162 DOM
15. 2026-06-02
    days on market $60,000 Active 161 DOM
16. 2026-06-01
    days on market $60,000 Active 160 DOM
17. 2026-05-31
    days on market $60,000 Active 159 DOM
18. 2026-05-30
    days on market $60,000 Active 158 DOM
19. 2025-12-23
    listed $60,000 Active 62-char remark

    Show marketing remark (62 chars)

    Part of 40 property rental package. Contact Agent for details!

20. 1981-08-04
    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: $597 · $50/mo
• Projected year-2 tax: $597 · $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 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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $11,745
• − Mortgage interest: −$3,361
• − Property taxes: −$597
• − Insurance: −$300
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$1,745
• Taxable income: $3,863
• Est. tax owed @ 24.0%: −$927
• After-tax cash flow: $3,679/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): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

2 events — show timeline

• 2025-12-23 Listed $60,000 NTREIS
• 1981-08-04 Sold (Public Records) — Public Records

Property tax history

+18.4%/yr

Latest (2025): $597 · +0.4% YoY. Source: county tax records.