276 Hanging Moss Trl · Shreveport, LA 71106

$268,000

3 bd · 2.0 ba · 1,905 sqft · SingleFamily public records · 57 Days on market

Built 1981 10,193 sqft lot $141/sqft · 10% below area Est $299k · 10% under

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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).

• ARV discount +12.1/15.0
• Cash flow +10.6/30.0
• Rent growth +4.4/5.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A charming home nestled in a desirable and well-established neighborhood*Current owners have meticulously cared for their home with all its charm and style, creating a very welcoming space to live*The neighborhood yards have gorgeous trees that provide needed shade during our hot months of the year*Storage both inside and out with an enclosed workshop area within the garage with electricity*Perfect for all the projects to be done*There is a large utility room that provides plenty of storage place*The kitchen has updated granite counters with new stained cabinet fronts*New carpet in all the 3 bedrooms*A large family room off the kitchen that has cathedral ceiling with woodburning fireplace*A formal dining room as well as a breakfast area provides all your dining needs*The remote primary bedroom has an ensuite vanity area with a tub shower combo and a walk in closet*The hall bathroom is complete with double vanities, tub shower combo, and linen closet*All window coverings remain*Neutral paint and wallpaper throughout the home only adds to its charm*A covered patio that is off the family room perfect for outdoor entertainment and cooking*Full private board fencing with new portions of fence recently replaced*Very nice sized backyard for sports and play equipment*A must see!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1981

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (24.6% below list).
• Recommended offer: $202k (24.6% below list) — sets the bar for 1% rule.

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 fast (+7.5%/yr); 485 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 57 days — a 3% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: major wind risk, 68% 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 $202,060 (24.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.75% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 11.1

CMA / ARV

• ARV (median comp): $298,606
• List price: $268,000
• Delta: -10.25%
• 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
309 Hidden Hollow Dr	0.17mi	3/2.5	2,039 (+7%)	3mo	$294,000	$144	76
277 Skyhawk Ln	0.56mi	3/2.0	1,925 (+1%)	0mo	$300,910	$156	72
10004 Beaver Creek Dr	0.40mi	3/2.0	2,030 (+7%)	2mo	$263,000	$130	69
279 Hawker St	0.55mi	3/2.0	1,848 (-3%)	3mo	$292,868	$158	67
224 Rutan Ave	0.72mi	3/2.0	1,874 (-2%)	0mo	$280,000	$149	64
312 Hawker St	0.47mi	3/2.0	2,061 (+8%)	3mo	$309,895	$150	62
276 Hawker St	0.55mi	3/2.0	2,061 (+8%)	1mo	$306,310	$149	60
311 Hawker St	0.71mi	3/2.0	1,848 (-3%)	6mo	$291,738	$158	57
308 Hawker St	0.48mi	3/2.0	1,642 (-14%)	2mo	$274,209	$167	53
318 Skyhawk Ln	0.47mi	4/3.0 (+1)	2,092 (+10%)	1mo	$312,025	$149	52
287 Hawker St	0.71mi	3/2.0	2,061 (+8%)	4mo	$306,380	$149	50
321 Skyhawk Ln	0.73mi	3/2.0	1,642 (-14%)	2mo	$279,745	$170	41

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.43×
• Total profit: $-42,468
• Equity at exit: $39,960

10-year hold

• IRR: -0.8%
• Equity multiple: 0.93×
• Total profit: $-5,031
• Equity at exit: $23,172

Cash invested: $75,040 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,021 medium
• Mortgage (P&I): −$1,405
• Tax from tax record: −$214 /mo · $2,567/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-135

Break-even live

Break-even rent $2,191

Max offer price $244,196

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-59	+0% $-135	+5% $-211	+10% $-286
Rent	-10% $-294	-5% $-215	+0% $-135	+5% $-55	+10% $25
Rate	-1.0pp $0	-0.5pp $-67	base $-135	+0.5pp $-204	+1.0pp $-275

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10013 Beaver Creek Dr Shreveport, LA	4.0	3.5	2158	$2,600	$1.20	21d	1	0.40mi
160 Gulfstream Ln Shreveport, LA	3.0	2.0	1932	$2,500	$1.29	14d	1	0.85mi
121 Tooke Dr Shreveport, LA	3.0	2.0	1292	$1,250	$0.97	14d	1	1.21mi
131 Tooke Dr Shreveport, LA	4.0	2.0	1513	$1,650	$1.09	44d	1	1.24mi

Listing history 23 events

1. 2026-06-18
   days on market $268,000 Active 57 DOM
2. 2026-06-17
   days on market $268,000 Active 56 DOM
3. 2026-06-16
   days on market $268,000 Active 55 DOM
4. 2026-06-15
   days on market $268,000 Active 54 DOM
5. 2026-06-14
   days on market $268,000 Active 52 DOM
6. 2026-06-13
   days on market $268,000 Active 51 DOM
7. 2026-06-10
   days on market $268,000 Active 49 DOM
8. 2026-06-09
   days on market $268,000 Active 48 DOM
9. 2026-06-08
   days on market $268,000 Active 47 DOM
10. 2026-06-07
    days on market $268,000 Active 46 DOM
11. 2026-06-05
    days on market $268,000 Active 43 DOM
12. 2026-06-03
    days on market $268,000 Active 42 DOM
13. 2026-06-02
    days on market $268,000 Active 41 DOM
14. 2026-06-01
    days on market $268,000 Active 40 DOM
15. 2026-05-31
    days on market $268,000 Active 39 DOM
16. 2026-05-30
    pricedays on market $268,000 Active 38 DOM
17. 2026-05-09
    status Active 1291-char remark

    Show marketing remark (1291 chars)

    A charming home nestled in a desirable and well-established neighborhood*Current owners have meticulously cared for their home with all its charm and style, creating a very welcoming space to live*The neighborhood yards have gorgeous trees that provide needed shade during our hot months of the year*Storage both inside and out with an enclosed workshop area within the garage with electricity*Perfect for all the projects to be done*There is a large utility room that provides plenty of storage place*The kitchen has updated granite counters with new stained cabinet fronts*New carpet in all the 3 bedrooms*A large family room off the kitchen that has cathedral ceiling with woodburning fireplace*A formal dining room as well as a breakfast area provides all your dining needs*The remote primary bedroom has an ensuite vanity area with a tub shower combo and a walk in closet*The hall bathroom is complete with double vanities, tub shower combo, and linen closet*All window coverings remain*Neutral paint and wallpaper throughout the home only adds to its charm*A covered patio that is off the family room perfect for outdoor entertainment and cooking*Full private board fencing with new portions of fence recently replaced*Very nice sized backyard for sports and play equipment*A must see!

18. 2026-04-24
    status Pending 1291-char remark

    Show marketing remark (1291 chars)

    A charming home nestled in a desirable and well-established neighborhood*Current owners have meticulously cared for their home with all its charm and style, creating a very welcoming space to live*The neighborhood yards have gorgeous trees that provide needed shade during our hot months of the year*Storage both inside and out with an enclosed workshop area within the garage with electricity*Perfect for all the projects to be done*There is a large utility room that provides plenty of storage place*The kitchen has updated granite counters with new stained cabinet fronts*New carpet in all the 3 bedrooms*A large family room off the kitchen that has cathedral ceiling with woodburning fireplace*A formal dining room as well as a breakfast area provides all your dining needs*The remote primary bedroom has an ensuite vanity area with a tub shower combo and a walk in closet*The hall bathroom is complete with double vanities, tub shower combo, and linen closet*All window coverings remain*Neutral paint and wallpaper throughout the home only adds to its charm*A covered patio that is off the family room perfect for outdoor entertainment and cooking*Full private board fencing with new portions of fence recently replaced*Very nice sized backyard for sports and play equipment*A must see!

19. 2026-04-22
    historical Active Contingent 1291-char remark

    Show marketing remark (1291 chars)

    A charming home nestled in a desirable and well-established neighborhood*Current owners have meticulously cared for their home with all its charm and style, creating a very welcoming space to live*The neighborhood yards have gorgeous trees that provide needed shade during our hot months of the year*Storage both inside and out with an enclosed workshop area within the garage with electricity*Perfect for all the projects to be done*There is a large utility room that provides plenty of storage place*The kitchen has updated granite counters with new stained cabinet fronts*New carpet in all the 3 bedrooms*A large family room off the kitchen that has cathedral ceiling with woodburning fireplace*A formal dining room as well as a breakfast area provides all your dining needs*The remote primary bedroom has an ensuite vanity area with a tub shower combo and a walk in closet*The hall bathroom is complete with double vanities, tub shower combo, and linen closet*All window coverings remain*Neutral paint and wallpaper throughout the home only adds to its charm*A covered patio that is off the family room perfect for outdoor entertainment and cooking*Full private board fencing with new portions of fence recently replaced*Very nice sized backyard for sports and play equipment*A must see!

20. 2026-04-08
    status Active 1291-char remark

    Show marketing remark (1291 chars)

    A charming home nestled in a desirable and well-established neighborhood*Current owners have meticulously cared for their home with all its charm and style, creating a very welcoming space to live*The neighborhood yards have gorgeous trees that provide needed shade during our hot months of the year*Storage both inside and out with an enclosed workshop area within the garage with electricity*Perfect for all the projects to be done*There is a large utility room that provides plenty of storage place*The kitchen has updated granite counters with new stained cabinet fronts*New carpet in all the 3 bedrooms*A large family room off the kitchen that has cathedral ceiling with woodburning fireplace*A formal dining room as well as a breakfast area provides all your dining needs*The remote primary bedroom has an ensuite vanity area with a tub shower combo and a walk in closet*The hall bathroom is complete with double vanities, tub shower combo, and linen closet*All window coverings remain*Neutral paint and wallpaper throughout the home only adds to its charm*A covered patio that is off the family room perfect for outdoor entertainment and cooking*Full private board fencing with new portions of fence recently replaced*Very nice sized backyard for sports and play equipment*A must see!

21. 2026-03-30
    historical 1291-char remark

    Show marketing remark (1291 chars)

    A charming home nestled in a desirable and well-established neighborhood*Current owners have meticulously cared for their home with all its charm and style, creating a very welcoming space to live*The neighborhood yards have gorgeous trees that provide needed shade during our hot months of the year*Storage both inside and out with an enclosed workshop area within the garage with electricity*Perfect for all the projects to be done*There is a large utility room that provides plenty of storage place*The kitchen has updated granite counters with new stained cabinet fronts*New carpet in all the 3 bedrooms*A large family room off the kitchen that has cathedral ceiling with woodburning fireplace*A formal dining room as well as a breakfast area provides all your dining needs*The remote primary bedroom has an ensuite vanity area with a tub shower combo and a walk in closet*The hall bathroom is complete with double vanities, tub shower combo, and linen closet*All window coverings remain*Neutral paint and wallpaper throughout the home only adds to its charm*A covered patio that is off the family room perfect for outdoor entertainment and cooking*Full private board fencing with new portions of fence recently replaced*Very nice sized backyard for sports and play equipment*A must see!

22. 2026-03-01
    listed $275,000 1291-char remark

    Show marketing remark (1291 chars)

    A charming home nestled in a desirable and well-established neighborhood*Current owners have meticulously cared for their home with all its charm and style, creating a very welcoming space to live*The neighborhood yards have gorgeous trees that provide needed shade during our hot months of the year*Storage both inside and out with an enclosed workshop area within the garage with electricity*Perfect for all the projects to be done*There is a large utility room that provides plenty of storage place*The kitchen has updated granite counters with new stained cabinet fronts*New carpet in all the 3 bedrooms*A large family room off the kitchen that has cathedral ceiling with woodburning fireplace*A formal dining room as well as a breakfast area provides all your dining needs*The remote primary bedroom has an ensuite vanity area with a tub shower combo and a walk in closet*The hall bathroom is complete with double vanities, tub shower combo, and linen closet*All window coverings remain*Neutral paint and wallpaper throughout the home only adds to its charm*A covered patio that is off the family room perfect for outdoor entertainment and cooking*Full private board fencing with new portions of fence recently replaced*Very nice sized backyard for sports and play equipment*A must see!

23. 1994-03-01
    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: $2,567 · $214/mo
• Projected year-2 tax: $2,567 · $214/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,247
• − Mortgage interest: −$15,012
• − Property taxes: −$2,567
• − Insurance: −$1,340
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$7,796
• Taxable loss: −$6,348
• Est. tax savings @ 24.0%: +$1,524
• After-tax cash flow: $-93/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): 34,117
• Household income: $81,452
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1333.0

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 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 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: ▼ -86.48%
• Current HPI: 124.2416
• Rent YoY: ▲ 7.51%
• 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

7 events — show timeline

• 2026-05-09 Relisted — NTREIS
• 2026-04-24 Pending — NTREIS
• 2026-04-22 Contingent — NTREIS
• 2026-04-08 Relisted — NTREIS
• 2026-03-30 Listing Removed — NTREIS
• 2026-03-01 Listed $275,000 NTREIS
• 1994-03-01 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,567 · +0.4% YoY. Source: county tax records.