10015 Woolworth Rd · Shreveport, LA 71047

$163,000

3 bd · 2.0 ba · 2,432 sqft · Manufactured public records · 8 Days on market

Built 2019 1.30 ac lot Est $236k · 31% under

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Why this score? — see what drove the C+ 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 10015 Woolworth Drive in Keithville, Louisiana. This spacious 3 bedroom, 2 bathroom home offers approximately 2,432 square feet of comfortable living space, providing plenty of room for family gatherings, entertaining, and everyday living. The thoughtfully designed floor plan features generous living areas, large bedrooms, and an abundance of natural light throughout. The well-appointed kitchen offers ample cabinetry and workspace, making meal preparation both convenient and enjoyable. The primary suite provides a private retreat with a spacious layout and en-suite bath. Situated on a sizable lot in a peaceful setting this property offers the perfect balance of privacy and conven

Key facts

• 1.3 acre lot
• Built 2019
• Listed 8 days

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage; Property is real estate owned (REO)
• HOA & community: No association

Exterior

• Parking: Driveway; Gravel parking
• Security: Prewired for security
• Utilities: City water; Not in a municipal utility district
• Home design: Manufactured home; One story; Residential property; Not attached
• Construction: Built in 2019
• Exterior features: 1.3-acre lot; Subdivision: Woolworth Oaks

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Interior features: Open floorplan; Kitchen island; Walk-in closet(s); Pantry; Built-in features; Cable TV available
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $163k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Cap rate 8.4% 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: 59 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $27k; list at $163k implies a 504% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $235,904
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10011 Woolworth Rd	0.05mi	4/3.0 (+1)	2,432 (0%)	3mo	$234,900	$97	86
10013 Chestnut Bay Oaks Rd	0.05mi	4/2.0 (+1)	2,432 (0%)	20mo	$180,000	$74	76

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-8,385
• Equity at exit: $24,304

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $15,838
• Equity at exit: $14,093

Cash invested: $45,640 (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 71047

• Home prices YoY: -27.5%
• Active inventory: 59
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $283

Break-even live

Break-even rent $1,319

Max offer price $163,000

Occupancy floor 78%

Sensitivity live

Price	-10% $376	-5% $330	+0% $283	+5% $237	+10% $191
Rent	-10% $151	-5% $217	+0% $283	+5% $350	+10% $416
Rate	-1.0pp $366	-0.5pp $325	base $283	+0.5pp $241	+1.0pp $198

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $163,000 Active 8 DOM
2. 2026-06-17
   days on market $163,000 Active 7 DOM
3. 2026-06-16
   days on market $163,000 Active 6 DOM
4. 2026-06-15
   days on market $163,000 Active 5 DOM
5. 2026-06-14
   days on market $163,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $163,000 Active 2 DOM

ⓘ 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: $1,433 · $119/mo
• Projected year-2 tax: $1,433 · $119/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,135
• − Mortgage interest: −$9,131
• − Property taxes: −$1,433
• − Insurance: −$815
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$4,742
• Taxable income: $794
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $3,211/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

• City population: 164,123
• Population (ZIP): 10,874

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 White (77%)
• Race & ethnicity: White 77% Black 17% Two or more races 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -59.82%
• Current HPI: 158.0139
• 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

+528.1% since first listed

4 events — show timeline

• 2026-06-10 Listed $163,000 NTREIS
• 2017-03-02 Sold (Public Records) $27,000 Public Records
• 2012-08-16 Sold (Public Records) $25,950 Public Records
• 2003-06-02 Sold (Public Records) — Public Records

Property tax history

+29.6%/yr

Latest (2025): $1,433 · +0.2% YoY. Source: county tax records.