3805 Victory Dr · Shreveport, LA 71104

$96,500

2 bd · 2.0 ba · 1,203 sqft · SingleFamily public records · 188 Days on market

Built 1950 8,102 sqft lot $80/sqft · 24% below area Est $126k · 24% under ↓ 8% since listing

---

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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.7/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Presenting an exceptional Investment Property, Great Opportunity in the heart of Shreveport's vibrant area. Offering high visibility and strong traffic -2 car covered carport. New roof and central heat and air. Each unit has 1 bedroom, full living room, and full bath

Key facts

• Living room
• Full bath
• High visibility

Tags

• HIGH VISIBILITY
• STRONG TRAFFIC COUNTS
• DUPLEX
• CORNER LOT
• LIVING ROOM
• FULL BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $81 ($968/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 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 (+3.6%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $667 of loan paydown is wiped out by about $3k 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 188 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $84,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.07% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $126,437
• List price: $96,500
• Delta: -23.68%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 E Elmwood St	0.25mi	3/1.5 (+1)	1,117 (-7%)	2mo	$89,500	$80	68
3850 Greenway Pl	0.33mi	3/1.0 (+1)	1,132 (-6%)	8mo	$180,000	$159	59
3880 Greenway	0.35mi	3/1.0 (+1)	1,278 (+6%)	8mo	$149,900	$117	58
330 Wilder Pl	0.33mi	3/1.0 (+1)	1,293 (+8%)	8mo	$179,000	$138	56
257 E Dudley Dr	0.23mi	3/1.5 (+1)	1,035 (-14%)	5mo	$137,500	$133	55
550 Stephenson St	0.63mi	2/1.0	1,255 (+4%)	7mo	$128,000	$102	54
3712 Greenway Pl	0.54mi	3/1.0 (+1)	1,254 (+4%)	8mo	$174,600	$139	52
3646 Greenway Pl	0.54mi	3/1.0 (+1)	1,312 (+9%)	4mo	$179,900	$137	47
326 Albany Ave	0.59mi	2/1.0	1,355 (+13%)	2mo	$189,000	$139	46
226 Albert Ave	0.71mi	2/1.0	1,112 (-8%)	6mo	$130,000	$117	45
731 Ratcliff St	0.70mi	2/1.0	1,280 (+6%)	9mo	$145,000	$113	45
479 Ockley	0.58mi	2/1.0	1,024 (-15%)	2mo	$135,000	$132	42

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-9,854
• Equity at exit: $14,388

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $712
• Equity at exit: $8,344

Cash invested: $27,020 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,036 high
• Mortgage (P&I): −$506
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$40
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $81

Break-even live

Break-even rent $934

Max offer price $96,500

Occupancy floor 87%

Sensitivity live

Price	-10% $135	-5% $108	+0% $81	+5% $53	+10% $26
Rent	-10% $-1	-5% $40	+0% $81	+5% $122	+10% $163
Rate	-1.0pp $129	-0.5pp $105	base $81	+0.5pp $56	+1.0pp $30

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: $24,125
• Closing costs: $2,895
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 E Slattery Blvd Shreveport, LA	2.0	1.0	1047	$1,000	$0.96	44d	1	0.15mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	14d	1	0.33mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	14d	1	0.40mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	44d	1	0.67mi
553 Gladstone Blvd Unit A Shreveport, LA	1.0	1.0	850	$700	$0.82	44d	1	0.68mi
3840 Creswell Ave Unit 1 Shreveport, LA	2.0	1.5	1200	$1,000	$0.83	44d	1	0.69mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	14d	1	0.71mi
314 Kings Hwy Shreveport, LA	1.0	1.0	1200	$700	$0.58	44d	1	0.72mi
3307 Creswell Ave Shreveport, LA	1.0	1.0	700	$850	$1.21	44d	1	0.72mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	22d	1	0.73mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	22d	1	0.73mi
926 Elmwood St Unit 928 Shreveport, LA	1.0	1.0	900	$695	$0.77	44d	1	0.96mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	22d	1	0.97mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	22d	1	0.97mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	22d	1	0.99mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	14d	1	1.02mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	44d	1	1.03mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	14d	1	1.04mi
3730 Fairfield Ave Shreveport, LA	1.0	1.0	783	$1,088	$1.39	22d	1	1.06mi
640 Kirby Pl Unit 640 Shreveport, LA	1.0	1.0	850	$600	$0.71	22d	1	1.06mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	44d	1	1.07mi
810 Rutherford St Unit A Shreveport, LA	1.0	1.0	700	$800	$1.14	14d	1	1.08mi
342 Prospect St Shreveport, LA	1.0	1.0	800	$650	$0.81	22d	1	1.12mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	44d	1	1.15mi
2618 Roosevelt Ave Shreveport, LA	3.0	1.0	845	$1,000	$1.18	22d	1	1.16mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	22d	1	1.17mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	22d	1	1.18mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	44d	1	1.23mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	22d	1	1.26mi
216 Pennsylvania Ave Shreveport, LA	3.0	1.0	1199	$1,250	$1.04	22d	1	1.26mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	22d	1	1.26mi
202 E College St Apt 2 Shreveport, LA	1.0	1.0	800	$600	$0.75	44d	1	1.30mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	45d	1	1.30mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	1.31mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	44d	1	1.31mi
320 College St Unit A Shreveport, LA	1.0	1.0	800	$650	$0.81	22d	1	1.32mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	44d	1	1.33mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	22d	1	1.33mi
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	45d	1	1.34mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	14d	1	1.39mi

Listing history 19 events

1. 2026-06-21
   days on market $96,500 Active 188 DOM
2. 2026-06-18
   days on market $96,500 Active 185 DOM
3. 2026-06-17
   days on market $96,500 Active 184 DOM
4. 2026-06-16
   days on market $96,500 Active 183 DOM
5. 2026-06-13
   days on market $96,500 Active 182 DOM
6. 2026-06-10
   days on market $96,500 Active 180 DOM
7. 2026-06-09
   days on market $96,500 Active 179 DOM
8. 2026-06-08
   days on market $96,500 Active 178 DOM
9. 2026-06-07
   days on market $96,500 Active 177 DOM
10. 2026-06-05
    days on market $96,500 Active 174 DOM
11. 2026-06-03
    days on market $96,500 Active 173 DOM
12. 2026-06-02
    days on market $96,500 Active 172 DOM
13. 2026-06-01
    days on market $96,500 Active 171 DOM
14. 2026-05-31
    days on market $96,500 Active 170 DOM
15. 2026-05-30
    days on market $96,500 Active 169 DOM
16. 2026-03-06
    price $96,500 267-char remark

    Show marketing remark (267 chars)

    Presenting an exceptional Investment Property, Great Opportunity in the heart of Shreveport's vibrant area. Offering high visibility and strong traffic -2 car covered carport. New roof and central heat and air. Each unit has 1 bedroom, full living room, and full bath

17. 2026-02-06
    price $99,500 267-char remark

    Show marketing remark (267 chars)

    Presenting an exceptional Investment Property, Great Opportunity in the heart of Shreveport's vibrant area. Offering high visibility and strong traffic -2 car covered carport. New roof and central heat and air. Each unit has 1 bedroom, full living room, and full bath

18. 2025-12-12
    listed $105,000 Active 267-char remark

    Show marketing remark (267 chars)

    Presenting an exceptional Investment Property, Great Opportunity in the heart of Shreveport's vibrant area. Offering high visibility and strong traffic -2 car covered carport. New roof and central heat and air. Each unit has 1 bedroom, full living room, and full bath

19. 1980-02-22
    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: $475 · $40/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$55/yr (+$5/mo · 11.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,434
• − Mortgage interest: −$5,406
• − Property taxes: −$475
• − Insurance: −$2,307
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$2,807
• Taxable loss: −$550
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,100/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): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 1%

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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

-8.1% since first listed

4 events — show timeline

• 2026-03-06 Price Changed $96,500 NTREIS
• 2026-02-06 Price Changed $99,500 NTREIS
• 2025-12-12 Listed $105,000 NTREIS
• 1980-02-22 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $475 · +0.4% YoY. Source: county tax records.