608 Vine St · Shreveport, LA 71101

$69,000

2 bd · 1.0 ba · 1,768 sqft · SingleFamily public records · 80 Days on market

Built 1940 $39/sqft · 6% above area Est $64k · 8% over ↓ 22% 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +4.8/10.0
• ARV discount +3.9/15.0
• 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

What a beautiful charming house take a look this has pretty wood floors it's a spacious open layout anything that you could ask for the kitchen is divine it's open as well lots of large closets in the backyard which is to die for get ready for those crawfish boils those marshmallow roasts in anything you could ask for.

Key facts

• Wood floors
• Large closets
• Backyard

Tags

• WOOD FLOORS
• SPACIOUS OPEN LAYOUT
• LARGE CLOSETS
• BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: J. S. Clark Elementary School (math 8% / reading 15%, grade F, #577 of 646 statewide, top 90%, 447 students, 91% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Booker T. Washington New Technology High School (math 3% / reading 8%, grade F, #259 of 265 statewide, top 98%, 786 students, 83% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 62 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• At $921/mo this rent would consume 57% of the median local household income ($19k/yr) (locally 702% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $269 of equity ($477 loan paydown + $-208 appreciation (-0.3% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.34% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.30%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

• ARV (median comp): $63,919
• List price: $69,000
• Delta: 7.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 Jordan St	0.32mi	3/1.0 (+1)	1,711 (-3%)	19mo	$25,000	$15	59
1515 Coty St	0.53mi	3/2.0 (+1)	1,753 (-1%)	8mo	$135,000	$77	58
648 Wichita	0.51mi	3/2.0 (+1)	1,809 (+2%)	13mo	$74,900	$41	53
616 Wichita St	0.51mi	2/2.0	1,987 (+12%)	2mo	$120,000	$60	50
354 Olive St	0.70mi	3/1.0 (+1)	1,629 (-8%)	19mo	$109,000	$67	33

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

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.76×
• Total profit: $14,750
• Equity at exit: $19,003

10-year hold

• IRR: 21.0%
• Equity multiple: 3.26×
• Total profit: $43,648
• Equity at exit: $22,035

Cash invested: $19,320 (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 71101

• Home prices YoY: -0.4%
• Active inventory: 62
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $921 high
• Mortgage (P&I): −$362
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $279

Break-even live

Break-even rent $569

Max offer price $69,000

Occupancy floor 65%

Sensitivity live

Price	-10% $318	-5% $298	+0% $279	+5% $259	+10% $240
Rent	-10% $206	-5% $242	+0% $279	+5% $315	+10% $351
Rate	-1.0pp $313	-0.5pp $296	base $279	+0.5pp $261	+1.0pp $242

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	15d	1	0.26mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	15d	1	0.72mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	45d	1	0.72mi
710 Crockett St Unit 716 Shreveport, LA	1.0	1.0	1250	$1,600	$1.28	22d	1	0.73mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	45d	1	0.76mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	15d	2	0.88mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	45d	1	0.89mi
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	45d	1	0.89mi
250 E Jordan St Shreveport, LA	2.0	1.0	1920	$800	$0.42	45d	1	0.91mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	45d	1	0.99mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	45d	1	1.02mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	22d	1	1.05mi
717 Kirby Pl Shreveport, LA	2.0	1.0	1894	$1,450	$0.77	45d	1	1.23mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	45d	1	1.26mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	46d	1	1.26mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	15d	1	1.45mi

Listing history 24 events

1. 2026-06-21
   days on market $69,000 Active 80 DOM
2. 2026-06-18
   days on market $69,000 Active 77 DOM
3. 2026-06-17
   days on market $69,000 Active 76 DOM
4. 2026-06-16
   days on market $69,000 Active 75 DOM
5. 2026-06-15
   days on market $69,000 Active 74 DOM
6. 2026-06-14
   days on market $69,000 Active 72 DOM
7. 2026-06-13
   days on market $69,000 Active 71 DOM
8. 2026-06-10
   days on market $69,000 Active 69 DOM
9. 2026-06-09
   days on market $69,000 Active 68 DOM
10. 2026-06-08
    days on market $69,000 Active 67 DOM
11. 2026-06-07
    days on market $69,000 Active 66 DOM
12. 2026-06-05
    days on market $69,000 Active 63 DOM
13. 2026-06-03
    days on market $69,000 Active 62 DOM
14. 2026-06-02
    days on market $69,000 Active 61 DOM
15. 2026-06-01
    days on market $69,000 Active 60 DOM
16. 2026-05-31
    days on market $69,000 Active 59 DOM
17. 2026-05-30
    days on market $69,000 Active 58 DOM
18. 2026-05-12
    price $69,000 320-char remark

    Show marketing remark (320 chars)

    What a beautiful charming house take a look this has pretty wood floors it's a spacious open layout anything that you could ask for the kitchen is divine it's open as well lots of large closets in the backyard which is to die for get ready for those crawfish boils those marshmallow roasts in anything you could ask for.

19. 2026-05-12
    price $69,000 320-char remark

    Show marketing remark (320 chars)

    What a beautiful charming house take a look this has pretty wood floors it's a spacious open layout anything that you could ask for the kitchen is divine it's open as well lots of large closets in the backyard which is to die for get ready for those crawfish boils those marshmallow roasts in anything you could ask for.

20. 2026-05-04
    price $84,900 320-char remark

    Show marketing remark (320 chars)

    What a beautiful charming house take a look this has pretty wood floors it's a spacious open layout anything that you could ask for the kitchen is divine it's open as well lots of large closets in the backyard which is to die for get ready for those crawfish boils those marshmallow roasts in anything you could ask for.

21. 2026-05-04
    price $84,900 320-char remark

    Show marketing remark (320 chars)

    What a beautiful charming house take a look this has pretty wood floors it's a spacious open layout anything that you could ask for the kitchen is divine it's open as well lots of large closets in the backyard which is to die for get ready for those crawfish boils those marshmallow roasts in anything you could ask for.

22. 2026-04-02
    listed $89,000 Active 320-char remark

    Show marketing remark (320 chars)

    What a beautiful charming house take a look this has pretty wood floors it's a spacious open layout anything that you could ask for the kitchen is divine it's open as well lots of large closets in the backyard which is to die for get ready for those crawfish boils those marshmallow roasts in anything you could ask for.

23. 2026-04-02
    listed $89,000 Active 320-char remark

    Show marketing remark (320 chars)

    What a beautiful charming house take a look this has pretty wood floors it's a spacious open layout anything that you could ask for the kitchen is divine it's open as well lots of large closets in the backyard which is to die for get ready for those crawfish boils those marshmallow roasts in anything you could ask for.

24. 1997-07-14
    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: $703 · $59/mo
• Projected year-2 tax: $703 · $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 65% 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: $11,055
• − Mortgage interest: −$3,865
• − Property taxes: −$703
• − Insurance: −$345
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$2,007
• Taxable income: $2,365
• Est. tax owed @ 24.0%: −$568
• After-tax cash flow: $2,775/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): 6,415
• Household income: $19,351
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 702.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 29% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Tagalog/Filipino 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: ▼ -0.30%
• Current HPI: 74.2131
• 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

-22.5% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $69,000 AcadianaMLS
• 2026-05-12 Price Changed $69,000 GSREIN
• 2026-05-04 Price Changed $84,900 AcadianaMLS
• 2026-05-04 Price Changed $84,900 GSREIN
• 2026-04-02 Listed $89,000 GSREIN
• 2026-04-02 Listed $89,000 AcadianaMLS
• 1997-07-14 Sold (Public Records) — Public Records

Property tax history

-1.9%/yr

Latest (2025): $703 · +0.4% YoY. Source: county tax records.