2952 Desoto St · Shreveport, LA 71109

$15,000

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 48 Days on market

Built 1981 5,401 sqft lot $21/sqft · 42% below area Est $26k · 42% under ↓ 25% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Investor Special! Sold AS-IS. 2-bedroom, 1-bath single-family home with strong potential in Shreveport. Property needs repairs and updates throughout, making it an ideal rehab opportunity for investors and contractors. 2952 Desoto St —Offered as part of a ($345K) package deal with the following additional listings: MLS#21255204- 8218 S Lakeshore DR, MLS#21255197 2711 Parkridge st, MLS#21255191 437 W 75th st and MLS#21255133 1808 Corbitt st. Individual sales will be considered. Buyer to verify all information; property sold AS-IS.

Key facts

• 5,401 sq ft lot
• Built 1981
• Listed 48 days

Property features AI

Finance

• Other: Parcel number: 171410132001800
• Financial info: No second mortgage reported; Treat as clear loan type
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: No utilities specified; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1981; One story; Not attached to another property
• Construction: Year built: 1981
• Exterior features: Lot smaller than 0.5 acre; Approximately 0.124 acres; Subdivision: Ingleside; Follow GPS for directions

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on main level)
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; 3 total rooms; 1 living area; Other interior features
• Laundry & utility: No specified laundry appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($701 rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 42.4% 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: 123 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $104 of loan paydown is wiped out by about $177 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 (-1.2% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

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 $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 4.67% ✓
• Cap rate: 42.41%
• Cash-on-cash: 128.98%
• DSCR: 6.74
• GRM: 1.8

CMA / ARV

• ARV (median comp): $25,699
• List price: $15,000
• Delta: -41.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3106 Desoto St	0.17mi	2/1.0	700 (0%)	23mo	$22,500	$32	73
3035 Midway St	0.18mi	2/1.0	792 (+13%)	8mo	$12,000	$15	63
3007 Boone St	0.47mi	2/1.0	750 (+7%)	8mo	$18,500	$25	60
3504 Claiborne Ave	0.66mi	3/2.0 (+1)	763 (+9%)	4mo	$9,990	$13	42
5018 Werner	0.62mi	2/1.0	796 (+14%)	17mo	$34,800	$44	34

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.55×
• Total profit: $27,509
• Equity at exit: $3,491

10-year hold

• IRR: —
• Equity multiple: 15.79×
• Total profit: $62,111
• Equity at exit: $3,556

Cash invested: $4,200 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 123
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $701 high
• Mortgage (P&I): −$79
• Tax from tax record: −$17 /mo · $205/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $451

Break-even live

Break-even rent $129

Max offer price $15,000

Occupancy floor 31%

Sensitivity live

Price	-10% $460	-5% $456	+0% $451	+5% $447	+10% $443
Rent	-10% $396	-5% $424	+0% $451	+5% $479	+10% $507
Rate	-1.0pp $459	-0.5pp $455	base $451	+0.5pp $448	+1.0pp $444

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	22d	1	0.41mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	22d	1	0.42mi
2503 Malcolm St Shreveport, LA	1.0	1.0	650	$600	$0.92	44d	1	0.66mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	22d	1	1.13mi
3553 W College St Shreveport, LA	1.0	1.0	600	$600	$1.00	22d	1	1.38mi
3551 W College St Shreveport, LA	1.0	1.0	500	$500	$1.00	22d	1	1.38mi

Listing history 19 events

1. 2026-06-18
   days on market $15,000 Active 48 DOM
2. 2026-06-17
   days on market $15,000 Active 47 DOM
3. 2026-06-16
   days on market $15,000 Active 46 DOM
4. 2026-06-15
   days on market $15,000 Active 45 DOM
5. 2026-06-14
   days on market $15,000 Active 43 DOM
6. 2026-06-13
   days on market $15,000 Active 42 DOM
7. 2026-06-10
   days on market $15,000 Active 40 DOM
8. 2026-06-09
   days on market $15,000 Active 39 DOM
9. 2026-06-08
   days on market $15,000 Active 38 DOM
10. 2026-06-07
    days on market $15,000 Active 37 DOM
11. 2026-06-05
    days on market $15,000 Active 34 DOM
12. 2026-06-03
    days on market $15,000 Active 33 DOM
13. 2026-06-02
    days on market $15,000 Active 32 DOM
14. 2026-06-01
    days on market $15,000 Active 31 DOM
15. 2026-05-31
    days on market $15,000 Active 30 DOM
16. 2026-05-30
    days on market $15,000 Active 29 DOM
17. 2026-05-01
    listed $20,000 Active 546-char remark
18. 2004-08-18
    soldstatus
19. 1992-07-21
    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: $205 · $17/mo
• Projected year-2 tax: $205 · $17/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: $8,406
• − Mortgage interest: −$840
• − Property taxes: −$205
• − Insurance: −$75
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$436
• Taxable income: $5,505
• Est. tax owed @ 24.0%: −$1,321
• After-tax cash flow: $4,096/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 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: ▼ -1.18%
• Current HPI: 54.4158
• 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

-25.0% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $15,000 NTREIS
• 2026-05-01 Listed $20,000 NTREIS
• 2004-08-18 Sold (Public Records) — Public Records
• 1992-07-21 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $205 · +0.4% YoY. Source: county tax records.