4228 Barbara Ave · Shreveport, LA 71109

$57,500

3 bd · 2.5 ba · 2,131 sqft · SingleFamily public records · 148 Days on market

Built 1960 0.73 ac lot $27/sqft · 62% below area ↓ 57% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Investor Special!!! This property produces $1,400 monthly. Tenant is on month to month lease. You don't won't to miss out on this one! Sits on 2 lots with a lot of potential

Key facts

• 0.73 acre lot
• Built 1960
• Listed 148 days

🏷️ Possibly a rental listed for sale. The $57,500 price doesn't fit this home's estimated sale value (~$132,727) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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: 123 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $398 of loan paydown is wiped out by about $679 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 (-1.2% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

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 $50,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1960 — 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: 2.03% ✓
• Cap rate: 17.51%
• Cash-on-cash: 40.04%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $132,727
• List price: $57,500
• Delta: -56.68%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4119 Greenwood Rd	0.41mi	3/1.0	1,958 (-8%)	16mo	$136,000	$69	48
4521 N Fairway Dr	0.71mi	4/2.0 (+1)	2,243 (+5%)	16mo	$169,000	$75	38
3415 Warren	0.70mi	2/2.0 (-1)	1,919 (-10%)	16mo	$49,900	$26	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 2.83×
• Total profit: $29,430
• Equity at exit: $13,381

10-year hold

• IRR: 43.7%
• Equity multiple: 5.59×
• Total profit: $73,933
• Equity at exit: $13,631

Cash invested: $16,100 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 123
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $537

Break-even live

Break-even rent $487

Max offer price $57,500

Occupancy floor 49%

Sensitivity live

Price	-10% $570	-5% $554	+0% $537	+5% $521	+10% $505
Rent	-10% $445	-5% $491	+0% $537	+5% $583	+10% $629
Rate	-1.0pp $566	-0.5pp $552	base $537	+0.5pp $522	+1.0pp $507

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4131 Barbara Ave Shreveport, LA	3.0	1.0	1400	$1,200	$0.86	44d	1	0.16mi

Listing history 31 events

1. 2026-06-18
   days on market $57,500 Active 148 DOM
2. 2026-06-17
   days on market $57,500 Active 147 DOM
3. 2026-06-16
   days on market $57,500 Active 146 DOM
4. 2026-06-15
   days on market $57,500 Active 145 DOM
5. 2026-06-14
   days on market $57,500 Active 143 DOM
6. 2026-06-13
   days on market $57,500 Active 142 DOM
7. 2026-06-10
   days on market $57,500 Active 140 DOM
8. 2026-06-09
   days on market $57,500 Active 139 DOM
9. 2026-06-08
   days on market $57,500 Active 138 DOM
10. 2026-06-07
    days on market $57,500 Active 137 DOM
11. 2026-06-05
    days on market $57,500 Active 134 DOM
12. 2026-06-03
    days on market $57,500 Active 133 DOM
13. 2026-06-02
    days on market $57,500 Active 132 DOM
14. 2026-06-01
    days on market $57,500 Active 131 DOM
15. 2026-05-31
    days on market $57,500 Active 130 DOM
16. 2026-05-30
    days on market $57,500 Active 129 DOM
17. 2026-04-02
    status Active 174-char remark

    Show marketing remark (174 chars)

    Investor Special!!! This property produces $1,400 monthly. Tenant is on month to month lease. You don't won't to miss out on this one! Sits on 2 lots with a lot of potential

18. 2026-02-11
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Investor Special!!! This property produces $1,400 monthly. Tenant is on month to month lease. You don't won't to miss out on this one! Sits on 2 lots with a lot of potential

19. 2025-12-02
    listed $57,500 Active 174-char remark

    Show marketing remark (174 chars)

    Investor Special!!! This property produces $1,400 monthly. Tenant is on month to month lease. You don't won't to miss out on this one! Sits on 2 lots with a lot of potential

20. 2025-06-18
    status Active
21. 2025-06-10
    status Pending
22. 2025-03-04
    status Active
23. 2025-02-27
    historical Active Contingent
24. 2024-09-10
    price $67,000
25. 2024-05-06
    price $75,000
26. 2024-01-17
    price $99,000
27. 2023-11-12
    price $120,000
28. 2023-10-17
    listed $135,000 Active
29. 2005-11-07
    soldstatus
30. 2003-12-02
    soldstatus
31. 1994-07-26
    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: $713 · $59/mo
• Projected year-2 tax: $713 · $59/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 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: $14,007
• − Mortgage interest: −$3,221
• − Property taxes: −$713
• − Insurance: −$288
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$1,673
• Taxable income: $5,872
• Est. tax owed @ 24.0%: −$1,409
• After-tax cash flow: $5,038/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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 (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 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: ▼ -1.18%
• Current HPI: 54.4158
• 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

-57.4% since first listed

15 events — show timeline

• 2026-04-02 Relisted — NTREIS
• 2026-02-11 Pending — NTREIS
• 2025-12-02 Listed $57,500 NTREIS
• 2025-06-18 Relisted — NTREIS
• 2025-06-10 Pending — NTREIS
• 2025-03-04 Relisted — NTREIS
• 2025-02-27 Contingent — NTREIS
• 2024-09-10 Price Changed $67,000 NTREIS
• 2024-05-06 Price Changed $75,000 NTREIS
• 2024-01-17 Price Changed $99,000 NTREIS
• 2023-11-12 Price Changed $120,000 NTREIS
• 2023-10-17 Listed $135,000 NTREIS
• 2005-11-07 Sold (Public Records) — Public Records
• 2003-12-02 Sold (Public Records) — Public Records
• 1994-07-26 Sold (Public Records) — Public Records

Property tax history

+13.4%/yr

Latest (2025): $713 · +0.4% YoY. Source: county tax records.