114 Miriam Ln · Shreveport, LA 71106

$190,000

3 bd · 1.5 ba · 1,571 sqft · SingleFamily public records · 92 Days on market

Built 1984 9,932 sqft lot $121/sqft · 20% above area Est $179k · 6% over

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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 +13.0/30.0
• ARV discount +4.7/15.0
• Rent growth +4.4/5.0
• DSCR +3.9/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 114 Miriam, Shreveport, LA 71104 — a spacious 4-bedroom, 2.5-bath home with an open floor plan that encourages easy living and entertaining. The kitchen features a gas stove, dishwasher and breakfast bar including a separate dining room and the adjoining living area centers on a wood-burning fireplace. Outdoors, a fenced backyard and separate storage building. This home blends functional layout and useful amenities in a convenient Shreveport location.

Key facts

• Open floor plan
• Gas stove
• Fenced backyard

Tags

• OPEN FLOOR PLAN
• GAS STOVE
• BREAKFAST BAR
• WOOD-BURNING FIREPLACE
• FENCED BACKYARD
• SEPARATE STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-12 ($-144/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (20.4% below list).
• Recommended offer: $151k (20.4% below list) — sets the bar for 1% rule.

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 fast (+7.5%/yr); 485 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 92 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $113k; list at $190k implies a 68% gain — meaningful room to come down on a strong offer.

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 $151,171 (20.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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: 0.80% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (median comp): $178,945
• List price: $190,000
• Delta: 6.18%
• 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
9526 Lucien Way	0.50mi	3/2.0	1,656 (+5%)	0mo	$281,900	$170	65
8008 Aegean Ln	0.62mi	3/2.0	1,539 (-2%)	3mo	$259,900	$169	63
115 Miriam Ln	0.03mi	3/2.0	1,357 (-14%)	14mo	$189,500	$140	62
104 Lucia Ln	0.07mi	3/1.5	1,350 (-14%)	14mo	$165,000	$122	62
9526 Labonne Terre Dr	0.50mi	3/2.0	1,680 (+7%)	9mo	$128,500	$76	56
9472 Ranch Ln	0.32mi	3/2.0	1,776 (+13%)	9mo	$227,900	$128	54
182 Gulfstream Ln	0.57mi	3/2.0	1,740 (+11%)	2mo	$266,500	$153	52
9048 Cottage Ridge Dr	0.74mi	3/2.0	1,686 (+7%)	4mo	$249,000	$148	48
246 Cessna Dr	0.67mi	3/2.0	1,642 (+4%)	13mo	$267,785	$163	48
218 Beechcraft Way	0.51mi	3/2.0	1,767 (+12%)	7mo	$299,900	$170	48
298 Cessna Dr	0.67mi	4/2.0 (+1)	1,522 (-3%)	13mo	$265,870	$175	46
299 Cessna Dr	0.67mi	4/2.0 (+1)	1,716 (+9%)	11mo	$286,600	$167	38

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: -12.2%
• Equity multiple: 0.54×
• Total profit: $-24,424
• Equity at exit: $28,330

10-year hold

• IRR: 2.2%
• Equity multiple: 1.19×
• Total profit: $9,879
• Equity at exit: $16,428

Cash invested: $53,200 (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 71106

• Rents YoY: 7.5%
• Active inventory: 485
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-12

Break-even live

Break-even rent $1,527

Max offer price $187,881

Occupancy floor 96%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Tooke Dr Shreveport, LA	4.0	2.0	1513	$1,650	$1.09	43d	1	0.03mi
121 Tooke Dr Shreveport, LA	3.0	2.0	1292	$1,250	$0.97	13d	1	0.06mi
160 Gulfstream Ln Shreveport, LA	3.0	2.0	1932	$2,500	$1.29	13d	1	0.53mi

Listing history 20 events

1. 2026-06-17
   days on market $190,000 Active 92 DOM
2. 2026-06-16
   days on market $190,000 Active 91 DOM
3. 2026-06-15
   days on market $190,000 Active 90 DOM
4. 2026-06-14
   days on market $190,000 Active 88 DOM
5. 2026-06-13
   days on market $190,000 Active 87 DOM
6. 2026-06-10
   days on market $190,000 Active 85 DOM
7. 2026-06-09
   days on market $190,000 Active 84 DOM
8. 2026-06-08
   days on market $190,000 Active 83 DOM
9. 2026-06-07
   days on market $190,000 Active 82 DOM
10. 2026-06-05
    days on market $190,000 Active 79 DOM
11. 2026-06-03
    days on market $190,000 Active 78 DOM
12. 2026-06-02
    days on market $190,000 Active 77 DOM
13. 2026-06-01
    days on market $190,000 Active 76 DOM
14. 2026-05-31
    days on market $190,000 Active 75 DOM
15. 2026-05-30
    days on market $190,000 Active 74 DOM
16. 2026-05-07
    price $190,000 472-char remark

    Show marketing remark (472 chars)

    Welcome to 114 Miriam, Shreveport, LA 71104 — a spacious 4-bedroom, 2.5-bath home with an open floor plan that encourages easy living and entertaining. The kitchen features a gas stove, dishwasher and breakfast bar including a separate dining room and the adjoining living area centers on a wood-burning fireplace. Outdoors, a fenced backyard and separate storage building. This home blends functional layout and useful amenities in a convenient Shreveport location.

17. 2026-03-17
    listed $195,000 Active 472-char remark

    Show marketing remark (472 chars)

    Welcome to 114 Miriam, Shreveport, LA 71104 — a spacious 4-bedroom, 2.5-bath home with an open floor plan that encourages easy living and entertaining. The kitchen features a gas stove, dishwasher and breakfast bar including a separate dining room and the adjoining living area centers on a wood-burning fireplace. Outdoors, a fenced backyard and separate storage building. This home blends functional layout and useful amenities in a convenient Shreveport location.

18. 2022-02-03
    price $1,400
19. 2015-02-18
    soldstatus $113,000
20. 2003-05-20
    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: $1,568 · $131/mo
• Projected year-2 tax: $1,568 · $131/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,141
• − Mortgage interest: −$10,643
• − Property taxes: −$1,568
• − Insurance: −$950
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$5,527
• Taxable loss: −$3,451
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $684/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

+68.1% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $190,000 NTREIS
• 2026-03-17 Listed $195,000 NTREIS
• 2022-02-03 Price Changed $1,400 RENT.
• 2015-02-18 Sold (Public Records) $113,000 Public Records
• 2003-05-20 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,568 · +0.4% YoY. Source: county tax records.