512 Dalzell St · Shreveport, LA 71104

$65,000

2 bd · 1.0 ba · 1,621 sqft · SingleFamily public records · 317 Days on market

Built 1935 6,273 sqft lot $40/sqft · 46% below area Est $121k · 46% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investment Opportunity for a 3-bedroom, 1-bathroom property. Current rent is $600 monthly. This is a unique investment opportunity to acquire an income-generating rental property located in the heart of Shreveport's historic Highland neighborhood. Home is tenant-occupied, offering an immediate return on investment.

Key facts

• Dual rental property
• 6,273 sq ft lot
• Built 1935

Tags

• DUAL RENTAL PROPERTY
• HISTORIC HIGHLAND NEIGHBORHOOD

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$121,098) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 (+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); 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 $449 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 + 3.6% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $65k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 66% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 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 1935 — 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. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.66%
• DSCR: 2.19
• GRM: 5.2

CMA / ARV

• ARV (median comp): $121,098
• List price: $65,000
• Delta: -46.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2310 Highland Ave	0.04mi	3/1.5 (+1)	1,611 (-1%)	5mo	$115,000	$71	86
2507 Highland Ave	0.12mi	2/1.0	1,468 (-9%)	6mo	$30,000	$20	73
511 Kirby Pl	0.31mi	2/2.0	1,741 (+7%)	4mo	$79,900	$46	66
931 Dalzell St	0.53mi	2/2.0	1,650 (+2%)	4mo	$215,000	$130	65
622 Kirby Pl	0.30mi	3/2.0 (+1)	1,515 (-6%)	2mo	$149,900	$99	65
325 Rutherford St	0.47mi	2/2.0	1,685 (+4%)	5mo	$154,900	$92	64
821 Dalzell St	0.39mi	2/2.0	1,484 (-8%)	4mo	$165,000	$111	61
631 Gladstone Blvd	0.70mi	3/1.0 (+1)	1,639 (+1%)	1mo	$165,000	$101	60
131 Merrick St	0.52mi	2/1.0	1,433 (-12%)	2mo	$40,000	$28	55
426 Stephenson St	0.72mi	3/2.5 (+1)	1,633 (+1%)	1mo	$207,500	$127	53
117 Merrick St	0.54mi	3/1.5 (+1)	1,762 (+9%)	1mo	$90,000	$51	52
131 Lister St	0.74mi	2/1.0	1,428 (-12%)	2mo	$140,000	$98	44

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: 21.1%
• Equity multiple: 1.87×
• Total profit: $15,804
• Equity at exit: $9,692

10-year hold

• IRR: 29.6%
• Equity multiple: 3.71×
• Total profit: $49,349
• Equity at exit: $5,620

Cash invested: $18,200 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,039 high
• Mortgage (P&I): −$341
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $404

Break-even live

Break-even rent $528

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $441	-5% $423	+0% $404	+5% $386	+10% $368
Rent	-10% $322	-5% $363	+0% $404	+5% $445	+10% $486
Rate	-1.0pp $437	-0.5pp $421	base $404	+0.5pp $387	+1.0pp $370

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	44d	1	0.11mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	0.13mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	44d	1	0.16mi
406 College St Shreveport, LA	2.0	1.0	1215	$900	$0.74	44d	1	0.19mi
328 Prospect St Shreveport, LA	2.0	1.0	1641	$1,000	$0.61	44d	1	0.19mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	44d	1	0.21mi
315 Dalzell St Shreveport, LA	2.0	2.5	1372	$1,100	$0.80	44d	1	0.21mi
642 Robinson Pl Shreveport, LA	3.0	1.0	1500	$1,275	$0.85	22d	1	0.24mi
315 Robinson Pl Shreveport, LA	2.0	1.0	1161	$800	$0.69	14d	1	0.27mi
708 College St Shreveport, LA	2.0	1.0	1156	$925	$0.80	14d	1	0.27mi
717 Kirby Pl Shreveport, LA	2.0	1.0	1894	$1,450	$0.77	44d	1	0.42mi
2515 Centenary Blvd Shreveport, LA	2.0	1.0	1200	$2,500	$2.08	14d	1	0.43mi
144 Merrick St Shreveport, LA	2.0	1.0	1532	$800	$0.52	44d	1	0.48mi
140 Wilkinson St Unit 142 Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	22d	1	0.49mi
314 Kings Hwy Shreveport, LA	1.0	1.0	1200	$700	$0.58	44d	1	0.52mi
103 E Merrick St Shreveport, LA	2.0	1.0	1200	$900	$0.75	45d	1	0.56mi
2717 Fairfield Ave Shreveport, LA	2.0	1.0	1250	$950	$0.76	44d	1	0.62mi
2721 Fairfield Ave Shreveport, LA	2.0	2.0	1250	$1,200	$0.96	45d	1	0.62mi
126 E Olive St Shreveport, LA	2.0	1.0	1200	$1,500	$1.25	14d	1	0.64mi
561 Forest Ave Shreveport, LA	2.0	1.0	1358	$1,350	$0.99	22d	1	0.64mi
3305 Creswell Ave Shreveport, LA	2.0	1.0	1307	$1,350	$1.03	22d	1	0.65mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	22d	1	0.65mi
451 Egan St Shreveport, LA	3.0	1.5	1300	$750	$0.58	14d	1	0.68mi
127 Herndon St Shreveport, LA	2.0	1.0	1325	$800	$0.60	14d	1	0.68mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	44d	1	0.74mi
143 E Herndon St Unit 143 Shreveport, LA	2.0	1.0	1200	$830	$0.69	22d	1	0.78mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	14d	1	0.78mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	22d	1	0.78mi
1101 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	14d	1	0.79mi
229 Stephenson St Shreveport, LA	2.0	2.5	1500	$1,300	$0.87	14d	1	0.85mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	22d	1	0.87mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	44d	1	0.98mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	14d	1	0.99mi
250 E Jordan St Shreveport, LA	2.0	1.0	1920	$800	$0.42	44d	1	1.00mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	14d	1	1.00mi
3642 Gilbert Dr Shreveport, LA	2.0	2.0	2011	$1,750	$0.87	14d	1	1.02mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	22d	1	1.11mi
1147 Cornwell Ave Unit 1 Shreveport, LA	3.0	2.0	1200	$895	$0.75	14d	1	1.13mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	22d	1	1.15mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	14d	1	1.15mi

Listing history 22 events

1. 2026-06-18
   days on market $65,000 Active 317 DOM
2. 2026-06-17
   days on market $65,000 Active 316 DOM
3. 2026-06-16
   days on market $65,000 Active 315 DOM
4. 2026-06-15
   days on market $65,000 Active 314 DOM
5. 2026-06-14
   days on market $65,000 Active 312 DOM
6. 2026-06-13
   days on market $65,000 Active 311 DOM
7. 2026-06-10
   days on market $65,000 Active 309 DOM
8. 2026-06-09
   days on market $65,000 Active 308 DOM
9. 2026-06-08
   days on market $65,000 Active 307 DOM
10. 2026-06-07
    days on market $65,000 Active 306 DOM
11. 2026-06-05
    days on market $65,000 Active 303 DOM
12. 2026-06-03
    days on market $65,000 Active 302 DOM
13. 2026-06-02
    days on market $65,000 Active 301 DOM
14. 2026-06-01
    days on market $65,000 Active 300 DOM
15. 2026-05-31
    days on market $65,000 Active 299 DOM
16. 2026-05-30
    days on market $65,000 Active 298 DOM
17. 2025-11-27
    status Active 317-char remark

    Show marketing remark (317 chars)

    Investment Opportunity for a 3-bedroom, 1-bathroom property. Current rent is $600 monthly. This is a unique investment opportunity to acquire an income-generating rental property located in the heart of Shreveport's historic Highland neighborhood. Home is tenant-occupied, offering an immediate return on investment.

18. 2025-09-09
    status Pending 317-char remark

    Show marketing remark (317 chars)

    Investment Opportunity for a 3-bedroom, 1-bathroom property. Current rent is $600 monthly. This is a unique investment opportunity to acquire an income-generating rental property located in the heart of Shreveport's historic Highland neighborhood. Home is tenant-occupied, offering an immediate return on investment.

19. 2025-08-01
    price $65,000 317-char remark

    Show marketing remark (317 chars)

    Investment Opportunity for a 3-bedroom, 1-bathroom property. Current rent is $600 monthly. This is a unique investment opportunity to acquire an income-generating rental property located in the heart of Shreveport's historic Highland neighborhood. Home is tenant-occupied, offering an immediate return on investment.

20. 2025-05-12
    listed $80,000 Active 317-char remark

    Show marketing remark (317 chars)

    Investment Opportunity for a 3-bedroom, 1-bathroom property. Current rent is $600 monthly. This is a unique investment opportunity to acquire an income-generating rental property located in the heart of Shreveport's historic Highland neighborhood. Home is tenant-occupied, offering an immediate return on investment.

21. 2018-09-04
    soldstatus $22,500
22. 2001-11-20
    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: $586 · $49/mo
• Projected year-2 tax: $586 · $49/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 6/10 Major FEMA zone X (unshaded) · 72% 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 66% 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: $12,473
• − Mortgage interest: −$3,641
• − Property taxes: −$586
• − Insurance: −$325
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$1,891
• Taxable income: $4,034
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $3,884/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

+188.9% since first listed

6 events — show timeline

• 2025-11-27 Relisted — NTREIS
• 2025-09-09 Pending — NTREIS
• 2025-08-01 Price Changed $65,000 NTREIS
• 2025-05-12 Listed $80,000 NTREIS
• 2018-09-04 Sold (Public Records) $22,500 Public Records
• 2001-11-20 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $586 · +0.4% YoY. Source: county tax records.