341 Oriole Ln · Shreveport, LA 71105

$194,900

3 bd · 1.5 ba · 1,342 sqft · SingleFamily public records · 79 Days on market

Built 1960 8,712 sqft lot $145/sqft · 6% below area Est $208k · 6% under ↓ 3% since listing

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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 +14.4/30.0
• ARV discount +10.3/15.0
• DSCR +4.4/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• 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 this beautifully updated home in the charming Broadmoor neighborhood! This 3 bedroom, 1.5 bath property offers the perfect blend of comfort and style with thoughtful updates throughout. Step inside to find a clean, modern feel with no carpet throughout, making for easy maintenance and a sleek look. The kitchen features stainless steel appliances that remain, updated backsplash and counter tops, plenty of workspace, and a layout ideal for both everyday living and entertaining. The master bedroom features its own half bathroom with a door to back patio. Two other bedrooms and full bath are located nearby with a shower tub combo. Outside, enjoy a generous fenced in backyard complete with a back patio ready for grilling or unwinding after a long day. This move-in ready home in Broadmoor is one you won’t want to miss!

Key facts

• Fenced in backyard
• Updated home
• Back patio

Tags

• UPDATED HOME
• STAINLESS STEEL APPLIANCES
• FENCED IN BACKYARD
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $38 ($452/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 $163k (16.5% below list).
• Recommended offer: $163k (16.5% 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: 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: Riverside Elementary School (math 29% / reading 38%, grade F, #296 of 646 statewide, top 46%, 458 students, 64% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Captain Shreve High School (math 25% / reading 41%, grade F, #116 of 265 statewide, top 44%, 1,851 students, 49% FRL) — zoned schools average 45% FRL vs 64% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 51% at this address vs 26% district-wide (+24 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 (+3.9%/yr); 148 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 79 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $162,725 (16.5% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 0.83% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (median comp): $207,984
• List price: $194,900
• Delta: -6.29%
• 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
341 Oriole Ln	0.00mi	3/1.5	1,342 (0%)	0mo	$194,900	$145	100
334 Wayne Dr	0.10mi	3/2.0	1,385 (+3%)	6mo	$183,500	$132	83
309 E Southfield Rd	0.25mi	3/2.0	1,416 (+6%)	1mo	$165,000	$117	77
531 Haynes Ave	0.33mi	3/1.0	1,399 (+4%)	4mo	$172,000	$123	72
522 Oriole Ln	0.12mi	3/2.0	1,538 (+15%)	5mo	$214,999	$140	64
154 Southfield Rd	0.48mi	3/1.0	1,258 (-6%)	5mo	$119,900	$95	61
5101 Dixie Garden Dr	0.38mi	3/2.0	1,489 (+11%)	4mo	$179,900	$121	59
114 Kings Xing	0.37mi	2/2.0 (-1)	1,541 (+15%)	3mo	$232,000	$151	49
2018 Shadywood Ln	0.58mi	3/1.5	1,534 (+14%)	1mo	$192,000	$125	48
150 Justin Ave	0.60mi	2/1.0 (-1)	1,450 (+8%)	5mo	$154,000	$106	47
151 Oscar Ln	0.52mi	2/2.0 (-1)	1,506 (+12%)	3mo	$234,500	$156	46
102 Justin Ave	0.57mi	2/1.0 (-1)	1,150 (-14%)	2mo	$175,000	$152	41

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-27,684
• Equity at exit: $29,060

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-14,739
• Equity at exit: $16,851

Cash invested: $54,572 (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 71105

• Rents YoY: 3.9%
• Active inventory: 148
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$145 /mo · $1,735/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $38

Break-even live

Break-even rent $1,580

Max offer price $194,900

Occupancy floor 93%

Sensitivity live

Price	-10% $148	-5% $93	+0% $38	+5% $-18	+10% $-73
Rent	-10% $-91	-5% $-27	+0% $38	+5% $102	+10% $166
Rate	-1.0pp $136	-0.5pp $87	base $38	+0.5pp $-13	+1.0pp $-64

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2033 Horton Ave Shreveport, LA	3.0	2.0	1681	$1,750	$1.04	22d	1	0.40mi
119 Charles Ave Shreveport, LA	3.0	2.0	1518	$1,800	$1.19	45d	1	0.48mi
154 Southfield Rd Shreveport, LA	3.0	1.0	1258	$1,395	$1.11	45d	1	0.49mi
243 Justin Ave Shreveport, LA	3.0	1.0	1236	$1,400	$1.13	45d	1	0.68mi
186 Charles Ave Shreveport, LA	3.0	1.0	1320	$1,675	$1.27	22d	1	0.72mi
216 Pennsylvania Ave Shreveport, LA	3.0	1.0	1199	$1,250	$1.04	22d	1	0.93mi
204 Leo Ave Shreveport, LA	4.0	2.0	1846	$2,000	$1.08	15d	1	1.07mi
1105 Island Park Blvd Shreveport, LA	2.0–3.0	2.0	1280	$1,781	$1.39	15d	9	1.23mi

Listing history 20 events

1. 2026-06-17
   status $194,900 Pending 79 DOM
2. 2026-06-17
   days on market $194,900 Active Contingent 79 DOM
3. 2026-06-16
   days on market $194,900 Active Contingent 78 DOM
4. 2026-06-15
   days on market $194,900 Active Contingent 77 DOM
5. 2026-06-14
   days on market $194,900 Active Contingent 75 DOM
6. 2026-06-13
   days on market $194,900 Active Contingent 74 DOM
7. 2026-06-10
   days on market $194,900 Active Contingent 72 DOM
8. 2026-06-09
   days on market $194,900 Active Contingent 71 DOM
9. 2026-06-08
   days on market $194,900 Active Contingent 70 DOM
10. 2026-06-07
    days on market $194,900 Active Contingent 69 DOM
11. 2026-06-05
    days on market $194,900 Active Contingent 66 DOM
12. 2026-06-03
    days on market $194,900 Active Contingent 65 DOM
13. 2026-06-02
    days on market $194,900 Active Contingent 64 DOM
14. 2026-06-01
    days on market $194,900 Active Contingent 63 DOM
15. 2026-05-31
    days on market $194,900 Active Contingent 62 DOM
16. 2026-05-30
    days on market $194,900 Active Contingent 61 DOM
17. 2026-05-15
    historical Active Contingent 841-char remark

    Show marketing remark (841 chars)

    Welcome to this beautifully updated home in the charming Broadmoor neighborhood! This 3 bedroom, 1.5 bath property offers the perfect blend of comfort and style with thoughtful updates throughout. Step inside to find a clean, modern feel with no carpet throughout, making for easy maintenance and a sleek look. The kitchen features stainless steel appliances that remain, updated backsplash and counter tops, plenty of workspace, and a layout ideal for both everyday living and entertaining. The master bedroom features its own half bathroom with a door to back patio. Two other bedrooms and full bath are located nearby with a shower tub combo. Outside, enjoy a generous fenced in backyard complete with a back patio ready for grilling or unwinding after a long day. This move-in ready home in Broadmoor is one you won’t want to miss!

18. 2026-04-20
    price $194,900 841-char remark

    Show marketing remark (841 chars)

    Welcome to this beautifully updated home in the charming Broadmoor neighborhood! This 3 bedroom, 1.5 bath property offers the perfect blend of comfort and style with thoughtful updates throughout. Step inside to find a clean, modern feel with no carpet throughout, making for easy maintenance and a sleek look. The kitchen features stainless steel appliances that remain, updated backsplash and counter tops, plenty of workspace, and a layout ideal for both everyday living and entertaining. The master bedroom features its own half bathroom with a door to back patio. Two other bedrooms and full bath are located nearby with a shower tub combo. Outside, enjoy a generous fenced in backyard complete with a back patio ready for grilling or unwinding after a long day. This move-in ready home in Broadmoor is one you won’t want to miss!

19. 2026-03-30
    listed $199,900 Active 841-char remark

    Show marketing remark (841 chars)

    Welcome to this beautifully updated home in the charming Broadmoor neighborhood! This 3 bedroom, 1.5 bath property offers the perfect blend of comfort and style with thoughtful updates throughout. Step inside to find a clean, modern feel with no carpet throughout, making for easy maintenance and a sleek look. The kitchen features stainless steel appliances that remain, updated backsplash and counter tops, plenty of workspace, and a layout ideal for both everyday living and entertaining. The master bedroom features its own half bathroom with a door to back patio. Two other bedrooms and full bath are located nearby with a shower tub combo. Outside, enjoy a generous fenced in backyard complete with a back patio ready for grilling or unwinding after a long day. This move-in ready home in Broadmoor is one you won’t want to miss!

20. 2000-09-18
    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: $1,735 · $145/mo
• Projected year-2 tax: $1,735 · $145/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,527
• − Mortgage interest: −$10,917
• − Property taxes: −$1,735
• − Insurance: −$974
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$5,670
• Taxable loss: −$2,894
• Est. tax savings @ 24.0%: +$695
• After-tax cash flow: $1,146/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

-2.5% since first listed

4 events — show timeline

• 2026-05-15 Contingent — NTREIS
• 2026-04-20 Price Changed $194,900 NTREIS
• 2026-03-30 Listed $199,900 NTREIS
• 2000-09-18 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,735 · +0.4% YoY. Source: county tax records.