9468 Hemlock Cir · Shreveport, LA 71118

$69,000

3 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 10 Days on market

Built 1972 0.30 ac lot

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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
• 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

GREAT LOCATION AND LOTS OF POTENTIAL! THIS ONE HAS A LARGE LIVING ROOM, WITH A FIREPLACE, COZY EAT-IN KITCHEN, GOOD SIZE BEDROOMS, GARAGE, PATIO AND A FENCED YARD. HURRY, THIS ONE IS PRICED TO SELL FAST! Needs TLC. CASE # 222-173983. PROPERTY SOLD AS-IS. Purchaser should obtain expert assistance to evaluate the condition of the property. No repairs can be done before closing. SEE AGENT REMARKS

Key facts

• Fenced yard
• Great location
• Large living room

Tags

• GREAT LOCATION
• LARGE LIVING ROOM
• FIREPLACE
• EAT-IN KITCHEN
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 16.4% 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: Rents rising (+1.7%/yr); 115 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $477 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 + 1.7% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 73% 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 $69,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.05% ✓
• Cap rate: 16.40%
• Cash-on-cash: 36.09%
• DSCR: 2.61
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $166,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9401 Pitch Pine Dr	0.43mi	3/2.0	1,534 (-1%)	8mo	$165,000	$108	72
9425 Pitch Pne	0.42mi	3/2.0	1,627 (+5%)	3mo	$169,000	$104	69
9449 Pitch Pine Dr	0.36mi	4/2.0 (+1)	1,620 (+5%)	3mo	$215,000	$133	68
9633 Blom Blvd	0.43mi	3/2.0	1,483 (-4%)	7mo	$189,900	$128	67
1144 Hallmark Dr	0.50mi	3/2.0	1,620 (+5%)	3mo	$199,000	$123	66
1112 Southland Park Dr	0.68mi	3/1.5	1,536 (-1%)	5mo	$142,000	$92	61
1143 Southland Park Dr	0.56mi	4/2.0 (+1)	1,621 (+5%)	4mo	$60,000	$37	57
9521 Palmetto Ln	0.67mi	4/1.5 (+1)	1,536 (-1%)	6mo	$129,900	$85	56
2504 Somersworth Ct	0.72mi	3/2.0	1,644 (+6%)	9mo	$194,500	$118	49
9408 Fireside Dr	0.75mi	3/2.0	1,360 (-12%)	2mo	$144,900	$107	44
9425 Palmetto Ln	0.63mi	4/2.5 (+1)	1,722 (+11%)	6mo	$130,000	$75	39
9804 E Homewood Cir	0.66mi	4/2.0 (+1)	1,729 (+12%)	9mo	$185,999	$108	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: 30.3%
• Equity multiple: 2.25×
• Total profit: $24,114
• Equity at exit: $10,288

10-year hold

• IRR: 36.8%
• Equity multiple: 4.20×
• Total profit: $61,801
• Equity at exit: $5,966

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 71118

• Rents YoY: 1.7%
• Active inventory: 115
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$362
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $581

Break-even live

Break-even rent $680

Max offer price $69,000

Occupancy floor 54%

Sensitivity live

Price	-10% $620	-5% $601	+0% $581	+5% $562	+10% $542
Rent	-10% $469	-5% $525	+0% $581	+5% $637	+10% $693
Rate	-1.0pp $616	-0.5pp $599	base $581	+0.5pp $563	+1.0pp $545

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9471 Blom Blvd Shreveport, LA	3.0	1.5	1303	$1,200	$0.92	14d	1	0.20mi
9295 Savanna Dr Shreveport, LA	3.0	1.0	1297	$1,250	$0.96	22d	1	0.58mi
9434 Palmetto Ln Shreveport, LA	3.0	1.5	1122	$1,425	$1.27	44d	1	0.58mi
2045 Bert Kouns Industrial Loop Shreveport, LA	1.0–3.0	1.0–2.0	1006	$1,320	$1.31	44d	11	0.70mi
1029 Bert Kouns Industrial Loop Shreveport, LA	3.0	1.5	1134	$1,500	$1.32	44d	1	0.82mi
9137 Mansfield Rd Shreveport, LA	1.0–2.0	1.0–2.0	1018	$1,700	$1.67	14d	3	0.99mi
3002 Hazel Cir Shreveport, LA	4.0	2.0	1553	$1,500	$0.97	14d	1	1.24mi
2832 Holiday Ln Shreveport, LA	3.0	1.0	1104	$1,250	$1.13	14d	1	1.29mi
9063 Marva Dr Shreveport, LA	3.0	1.5	1052	$1,375	$1.31	44d	1	1.47mi

Listing history 3 events

1. 2026-03-23
   status Pending
2. 2026-03-13
   listed $69,000 Active
3. 2000-10-16
   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: $1,755 · $146/mo
• Projected year-2 tax: $1,755 · $146/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 ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $16,982
• − Mortgage interest: −$3,865
• − Property taxes: −$1,755
• − Insurance: −$345
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$2,007
• Taxable income: $6,292
• Est. tax owed @ 24.0%: −$1,510
• After-tax cash flow: $5,463/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

3 events — show timeline

• 2026-03-23 Pending — NTREIS
• 2026-03-13 Listed $69,000 NTREIS
• 2000-10-16 Sold (Public Records) — Public Records

Property tax history

+19.6%/yr

Latest (2025): $1,755 · +82.5% YoY. Source: county tax records.