9159 Southwood Dr · Shreveport, LA 71118

$135,000

2 bd · 1.0 ba · 1,307 sqft · SingleFamily public records · 327 Days on market

Built 1970 0.40 ac lot $103/sqft · at area comps Est $140k · at est.

---

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).

• Cash flow +19.0/30.0
• ARV discount +9.1/15.0
• DSCR +6.0/10.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER MOTIVATED!!!!! Motivated!!!! Seller says bring offers!!!!!! Let's get this one SOLD!!! Very nice home with additional room off kitchen that could be used as 3rd bedroom. This home sits on a large lot that could be great for entertaining or just family relaxing! Spacious living area gives room for large sized furniture. Recently updated kitchen with gas stove! Designated dining area with full pantry! Home will need a little TLC but is very nice and the right price!

Key facts

• Additional room
• Large lot
• Full pantry

Tags

• ADDITIONAL ROOM
• LARGE LOT
• UPDATED KITCHEN
• DESIGNATED DINING AREA
• FULL PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (5.0% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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: Summer Grove Elementary School (math 7% / reading 12%, grade F, #612 of 646 statewide, top 95%, 529 students, 86% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Southwood High School (math 20% / reading 30%, grade F, #151 of 265 statewide, top 57%, 1,308 students, 68% FRL).
• Zoned-school proficiency averages 40% at this address vs 26% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.7%/yr); 116 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 327 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 327 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 1970 — 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. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (median comp): $140,045
• List price: $135,000
• Delta: -3.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9044 Marva Dr	0.33mi	2/1.5	1,185 (-9%)	6mo	$65,000	$55	62
9408 Fireside Dr	0.51mi	3/2.0 (+1)	1,360 (+4%)	2mo	$144,900	$107	59
9025 Lone Oak Dr	0.55mi	3/1.0 (+1)	1,185 (-9%)	2mo	$95,000	$80	52
3038 Hoyte Dr	0.41mi	3/2.0 (+1)	1,459 (+12%)	1mo	$125,000	$86	51
9242 Simmons Pl	0.47mi	3/2.0 (+1)	1,429 (+9%)	3mo	$115,000	$80	51
9295 Savanna Dr	0.65mi	3/1.0 (+1)	1,200 (-8%)	2mo	$85,000	$71	49
9014 Hilton Dr	0.44mi	3/1.0 (+1)	1,113 (-15%)	2mo	$154,000	$138	48
8948 Hilton Dr	0.55mi	3/1.0 (+1)	1,144 (-12%)	1mo	$125,900	$110	48
1119 Southland Park Dr	0.62mi	3/1.0 (+1)	1,179 (-10%)	2mo	$115,000	$98	48
9028 Lone Oak Dr	0.56mi	3/2.0 (+1)	1,151 (-12%)	2mo	$78,500	$68	43
9416 Woodcrest Dr	0.67mi	3/1.5 (+1)	1,175 (-10%)	3mo	$114,500	$97	42
9001 Bayonne Dr	0.62mi	3/1.5 (+1)	1,115 (-15%)	3mo	$155,000	$139	37

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.62×
• Total profit: $-14,512
• Equity at exit: $20,129

10-year hold

• IRR: -3.2%
• Equity multiple: 0.80×
• Total profit: $-7,561
• Equity at exit: $11,672

Cash invested: $37,800 (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 71118

• Rents YoY: 1.7%
• Active inventory: 116
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$708
• Tax from tax record: −$108 /mo · $1,291/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $141

Break-even live

Break-even rent $1,103

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $218	-5% $179	+0% $141	+5% $103	+10% $65
Rent	-10% $40	-5% $90	+0% $141	+5% $192	+10% $242
Rate	-1.0pp $209	-0.5pp $175	base $141	+0.5pp $106	+1.0pp $71

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2838 Smithfield Rd Shreveport, LA	3.0	1.0	960	$1,250	$1.30	45d	1	0.12mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	15d	1	0.19mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	45d	1	0.29mi
2843 Kaylin Dr Shreveport, LA	3.0	1.0	1025	$1,400	$1.37	23d	1	0.36mi
3024 Karla Cir Unit 3024 Shreveport, LA	3.0	1.0	971	$1,175	$1.21	45d	1	0.43mi
9100 Walker Rd Shreveport, LA	1.0–2.0	1.0–2.0	841	$1,164	$1.38	15d	9	0.47mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	15d	3	0.55mi
9005 Walker Rd Shreveport, LA	2.0	2.0	975	$1,332	$1.37	15d	5	0.55mi
3126 W Bert Kouns Industrial Loop Shreveport, LA	2.0	2.0	957	$820	$0.86	15d	1	0.56mi
3011 Mackey Ln Shreveport, LA	3.0	1.5	1222	$1,300	$1.06	15d	1	0.65mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	23d	1	0.66mi
2935 Salem Dr Shreveport, LA	3.0	2.0	1581	$1,400	$0.89	15d	1	0.72mi
9730 Baird Rd Shreveport, LA	1.0–2.0	1.0–2.0	872	$1,212	$1.39	15d	19	0.74mi
8860 Bernay Dr Shreveport, LA	3.0	1.5	1200	$1,300	$1.08	45d	1	0.88mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,052	$1.05	45d	11	1.02mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	45d	1	1.25mi
3257 W Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1108	$1,638	$1.48	15d	7	1.36mi
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	15d	1	1.38mi

Listing history 34 events

1. 2026-06-21
   days on market $135,000 Active 327 DOM
2. 2026-06-18
   days on market $135,000 Active 324 DOM
3. 2026-06-17
   days on market $135,000 Active 323 DOM
4. 2026-06-16
   days on market $135,000 Active 322 DOM
5. 2026-06-15
   days on market $135,000 Active 321 DOM
6. 2026-06-14
   days on market $135,000 Active 319 DOM
7. 2026-06-13
   days on market $135,000 Active 318 DOM
8. 2026-06-10
   days on market $135,000 Active 316 DOM
9. 2026-06-09
   days on market $135,000 Active 315 DOM
10. 2026-06-08
    days on market $135,000 Active 314 DOM
11. 2026-06-07
    days on market $135,000 Active 313 DOM
12. 2026-06-05
    days on market $135,000 Active 310 DOM
13. 2026-06-03
    days on market $135,000 Active 309 DOM
14. 2026-06-02
    days on market $135,000 Active 308 DOM
15. 2026-06-01
    days on market $135,000 Active 307 DOM
16. 2026-05-31
    days on market $135,000 Active 306 DOM
17. 2026-05-30
    days on market $135,000 Active 305 DOM
18. 2025-09-22
    price $135,000 483-char remark

    Show marketing remark (483 chars)

    SELLER MOTIVATED!!!!! Motivated!!!! Seller says bring offers!!!!!! Let's get this one SOLD!!! Very nice home with additional room off kitchen that could be used as 3rd bedroom. This home sits on a large lot that could be great for entertaining or just family relaxing! Spacious living area gives room for large sized furniture. Recently updated kitchen with gas stove! Designated dining area with full pantry! Home will need a little TLC but is very nice and the right price!

19. 2025-09-02
    price $140,000 483-char remark

    Show marketing remark (483 chars)

    SELLER MOTIVATED!!!!! Motivated!!!! Seller says bring offers!!!!!! Let's get this one SOLD!!! Very nice home with additional room off kitchen that could be used as 3rd bedroom. This home sits on a large lot that could be great for entertaining or just family relaxing! Spacious living area gives room for large sized furniture. Recently updated kitchen with gas stove! Designated dining area with full pantry! Home will need a little TLC but is very nice and the right price!

20. 2025-07-29
    listed $145,000 Active 483-char remark

    Show marketing remark (483 chars)

    SELLER MOTIVATED!!!!! Motivated!!!! Seller says bring offers!!!!!! Let's get this one SOLD!!! Very nice home with additional room off kitchen that could be used as 3rd bedroom. This home sits on a large lot that could be great for entertaining or just family relaxing! Spacious living area gives room for large sized furniture. Recently updated kitchen with gas stove! Designated dining area with full pantry! Home will need a little TLC but is very nice and the right price!

21. 2022-03-02
    status Pending 183-char remark

    Show marketing remark (183 chars)

    Great home on a large lot in Southern Hills - Move in ready. House has been updated, newer roof, hvac system, dishwasher, & appliances. Ceramic and laminate flooring throughout.

22. 2022-02-17
    soldstatus Closed 183-char remark

    Show marketing remark (183 chars)

    Great home on a large lot in Southern Hills - Move in ready. House has been updated, newer roof, hvac system, dishwasher, & appliances. Ceramic and laminate flooring throughout.

23. 2022-01-18
    status Pending 183-char remark

    Show marketing remark (183 chars)

    Great home on a large lot in Southern Hills - Move in ready. House has been updated, newer roof, hvac system, dishwasher, & appliances. Ceramic and laminate flooring throughout.

24. 2022-01-07
    status Active 183-char remark

    Show marketing remark (183 chars)

    Great home on a large lot in Southern Hills - Move in ready. House has been updated, newer roof, hvac system, dishwasher, & appliances. Ceramic and laminate flooring throughout.

25. 2022-01-05
    historical 183-char remark

    Show marketing remark (183 chars)

    Great home on a large lot in Southern Hills - Move in ready. House has been updated, newer roof, hvac system, dishwasher, & appliances. Ceramic and laminate flooring throughout.

26. 2021-12-14
    status Active 183-char remark

    Show marketing remark (183 chars)

    Great home on a large lot in Southern Hills - Move in ready. House has been updated, newer roof, hvac system, dishwasher, & appliances. Ceramic and laminate flooring throughout.

27. 2021-11-14
    historical 183-char remark

    Show marketing remark (183 chars)

    Great home on a large lot in Southern Hills - Move in ready. House has been updated, newer roof, hvac system, dishwasher, & appliances. Ceramic and laminate flooring throughout.

28. 2021-10-19
    status Active 183-char remark

    Show marketing remark (183 chars)

    Great home on a large lot in Southern Hills - Move in ready. House has been updated, newer roof, hvac system, dishwasher, & appliances. Ceramic and laminate flooring throughout.

29. 2021-10-07
    status Pending 183-char remark

    Show marketing remark (183 chars)

    Great home on a large lot in Southern Hills - Move in ready. House has been updated, newer roof, hvac system, dishwasher, & appliances. Ceramic and laminate flooring throughout.

30. 2021-09-01
    price $124,900 183-char remark

    Show marketing remark (183 chars)

    Great home on a large lot in Southern Hills - Move in ready. House has been updated, newer roof, hvac system, dishwasher, & appliances. Ceramic and laminate flooring throughout.

31. 2021-07-11
    listed $129,900 Active 183-char remark

    Show marketing remark (183 chars)

    Great home on a large lot in Southern Hills - Move in ready. House has been updated, newer roof, hvac system, dishwasher, & appliances. Ceramic and laminate flooring throughout.

32. 2009-07-21
    soldstatus $96,871
33. 2006-03-16
    soldstatus
34. 1998-06-11
    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: $1,291 · $108/mo
• Projected year-2 tax: $1,291 · $108/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 ≥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: $15,385
• − Mortgage interest: −$7,562
• − Property taxes: −$1,291
• − Insurance: −$675
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,927
• Taxable loss: −$531
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,821/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): 23,219
• Household income: $50,287
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1046.0

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 0.55)
• Race & ethnicity: Black 58% White 33% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -78.81%
• Current HPI: 129.1782
• Rent YoY: ▲ 1.74%
• 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

+39.4% since first listed

17 events — show timeline

• 2025-09-22 Price Changed $135,000 NTREIS
• 2025-09-02 Price Changed $140,000 NTREIS
• 2025-07-29 Listed $145,000 NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-17 Sold (MLS) — NTREIS
• 2022-01-18 Pending — NTREIS
• 2022-01-07 Relisted — NTREIS
• 2022-01-05 Listing Removed — NTREIS
• 2021-12-14 Relisted — NTREIS
• 2021-11-14 Listing Removed — NTREIS
• 2021-10-19 Relisted — NTREIS
• 2021-10-07 Pending — NTREIS
• 2021-09-01 Price Changed $124,900 NTREIS
• 2021-07-11 Listed $129,900 NTREIS
• 2009-07-21 Sold (Public Records) $96,871 Public Records
• 2006-03-16 Sold (Public Records) — Public Records
• 1998-06-11 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,291 · +0.4% YoY. Source: county tax records.