6400 Bernstein Ave · Shreveport, LA 71106

$58,000

4 bd · 1.0 ba · 1,734 sqft · SingleFamily public records · 13 Days on market

Built 1985

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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
• Rent growth +4.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor or handyman dream. Single family home and large field for sale. Great investment property. House has started remodel and needs to be completed. Plan drawings and materials list can be provided. Brand new electric service. All new pex water lines and water main from meter. Interior paint will be completed. What& apos; s needed. Exterior painting. Eventually the roof but doesn& apos; t currently have any leaks. Needs front door and bedroom interior doors. Floors need to be sanded and refinished. I& apos; ve done all the heavy lifting. Just needs the right person to complete the deal.

Key facts

• New pex water lines
• Exterior painting
• Built 1985

Tags

• BRAND NEW ELECTRIC SERVICE
• NEW PEX WATER LINES
• WATER MAIN FROM METER
• EXTERIOR PAINTING

Property features AI

Exterior

• Home design: Built in 1985
• Construction: Living area approximately 1,734
• Exterior features: Located in the Cedar Grove / Lynbrook subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Cap rate 17.0% 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: 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: Atkins Technology Elementary School (math 8% / reading 12%, grade F, #597 of 646 statewide, top 95%, 251 students, 94% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Woodlawn Leadership Academy (math 2% / reading 12%, grade F, #251 of 265 statewide, top 97%, 761 students, 81% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents rising fast (+7.5%/yr); 487 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 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 + 7.5% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,000

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: 1.95% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.16%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $29,478
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1436 W 58th St	0.70mi	3/1.0 (-1)	1,640 (-5%)	5mo	$16,000	$10	49
233 W 73 St	0.70mi	4/1.0	1,566 (-10%)	8mo	$14,900	$10	45
218 68th	0.41mi	3/1.0 (-1)	1,500 (-14%)	23mo	$25,000	$17	34
421 W 75th St	0.68mi	5/2.0 (+1)	1,496 (-14%)	19mo	$60,000	$40	20

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: 39.1%
• Equity multiple: 2.78×
• Total profit: $28,851
• Equity at exit: $8,648

10-year hold

• IRR: 47.7%
• Equity multiple: 6.64×
• Total profit: $91,608
• Equity at exit: $5,015

Cash invested: $16,240 (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: 487
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$304
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $516

Break-even live

Break-even rent $475

Max offer price $58,000

Occupancy floor 49%

Sensitivity live

Price	-10% $549	-5% $533	+0% $516	+5% $500	+10% $484
Rent	-10% $427	-5% $472	+0% $516	+5% $561	+10% $606
Rate	-1.0pp $546	-0.5pp $531	base $516	+0.5pp $501	+1.0pp $486

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	45d	1	0.39mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	45d	1	0.62mi
638 Bringhurst Dr Shreveport, LA	3.0	1.5	1704	$1,200	$0.70	22d	1	0.85mi
702 Bringhurst Dr Shreveport, LA	3.0	1.5	1206	$1,100	$0.91	45d	1	0.86mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	45d	1	0.88mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	22d	1	1.03mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	15d	1	1.04mi
7913 Woodfield Dr Shreveport, LA	3.0	1.0	1067	$1,000	$0.94	45d	1	1.07mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	45d	1	1.37mi
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	22d	1	1.38mi
7504 W Canal Blvd Shreveport, LA	3.0	1.0	1388	$1,150	$0.83	45d	1	1.41mi
629 David Dr Shreveport, LA	3.0	1.5	1064	$1,100	$1.03	22d	1	1.43mi
629 Woodmont Pl Shreveport, LA	3.0	1.0	1431	$1,295	$0.90	46d	1	1.47mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	22d	1	1.49mi

Listing history 10 events

1. 2026-06-21
   days on market $58,000 Active 13 DOM
2. 2026-06-18
   days on market $58,000 Active 10 DOM
3. 2026-06-17
   days on market $58,000 Active 9 DOM
4. 2026-06-16
   days on market $58,000 Active 8 DOM
5. 2026-06-15
   days on market $58,000 Active 7 DOM
6. 2026-06-14
   days on market $58,000 Active 5 DOM
7. 2026-06-13
   days on market $58,000 Active 4 DOM
8. 2026-06-10
   days on market $58,000 Active 2 DOM
9. 2026-06-09
   remarks 597-char remark
10. 2026-06-09
    listed $58,000 Active 1 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: $566 · $47/mo
• Projected year-2 tax: $566 · $47/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 · 21 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: $13,548
• − Mortgage interest: −$3,249
• − Property taxes: −$566
• − Insurance: −$290
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$1,687
• Taxable income: $5,588
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $4,856/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

3 events — show timeline

• 2026-06-09 Listed $58,000 FSBO.com
• 2008-07-11 Sold (Public Records) — Public Records
• 2001-05-18 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2025): $566 · +0.4% YoY. Source: county tax records.