10327 Loma Vista Dr · Shreveport, LA 71115

$149,400

3 bd · 2.5 ba · 1,464 sqft · MultiFamily public records · 35 Days on market

Built 1979 1,133 sqft lot $190/mo HOA · 12% of rent

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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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to this charming 3-bedroom, 2.5-bathroom end-unit townhome that's just bursting with potential! With a brand new roof from 2019, the exterior of this home is very sturdy. Kitchen has been recently updated, decked out with shiny new stainless steel appliances. Note that the seller will be taking the refrigerator, washer, and dryer, offering you the perfect opportunity to handpick appliances that suit your personal style. It also comes with a covered 2-car carport, so your vehicles will be protected from the elements.

Key facts

• Natural light
• Porcelain tile
• $190 HOA

Tags

• NATURAL LIGHT
• LOW-MAINTENANCE LIVING
• PORCELAIN TILE
• LUXURY VINYL FLOORING
• UPDATED KITCHEN CABINETS
• UPDATED BATHROOM VANITIES

Property features AI

Finance

• Other: Property is offered for sale (standard listing); Possession at closing/funding
• Financial info: Loan types accepted: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA; Monthly association fee of $190; HOA covers grounds maintenance, sewer, and water; HOA manager: RIVER OAKS HOA

Exterior

• Parking: Attached carport with 2 covered spaces (2 carport spaces)
• Security: No specific security features listed
• Utilities: City sewer; Not in a municipal utility district
• Home design: Residential townhouse; Attached property; Two levels; Entry level details not specified
• Construction: Built in 1979; Frame and wood construction; Shingle roof; Slab foundation
• Exterior features: Lot smaller than 0.5 acre; Subdivision: Town South Estates; Directions provided to the property

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom located on the second level)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: 6 total rooms; 1 living area; 1 dining area; Other interior features
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $149k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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 flat; 105 active listings in the ZIP; 17 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).
• At $3,070/mo this rent would consume 56% of the median local household income ($66k/yr) (locally 582% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 0.1% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,918 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.05% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.48%
• DSCR: 2.58
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.07% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.45×
• Total profit: $19,003
• Equity at exit: $22,276

10-year hold

• IRR: 17.7%
• Equity multiple: 2.21×
• Total profit: $50,607
• Equity at exit: $12,917

Cash invested: $41,832 (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 71115

• Home prices YoY: -26.5%
• Rents YoY: 0.1%
• Active inventory: 105
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,070 medium
• Mortgage (P&I): −$783
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$190
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $810

Break-even live

Break-even rent $2,044

Max offer price $149,400

Occupancy floor 69%

Sensitivity live

Price	-10% $895	-5% $852	+0% $810	+5% $768	+10% $726
Rent	-10% $568	-5% $689	+0% $810	+5% $931	+10% $1,053
Rate	-1.0pp $885	-0.5pp $848	base $810	+0.5pp $771	+1.0pp $732

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,070
Total (2 units)			$3,070

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: $37,350
• Closing costs: $4,482
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10327 Loma Vista Dr Unit 10327 Shreveport, LA	3.0	2.5	1474	$1,590	$1.08	21d	1	0.01mi
10305 Monet Dr Shreveport, LA	3.0	2.5	1533	$1,600	$1.04	21d	1	0.06mi
10139 Carlsbad Dr Shreveport, LA	3.0	2.0	1464	$1,800	$1.23	44d	1	0.08mi
10142 Carlsbad Dr Shreveport, LA	3.0	2.5	1500	$1,400	$0.93	21d	1	0.09mi
10018 Artesia Dr Shreveport, LA	3.0	2.5	1875	$1,500	$0.80	44d	1	0.31mi
10014 Stratmore Cir Unit 10014 Shreveport, LA	3.0	2.5	1824	$1,600	$0.88	14d	1	0.31mi
184 Riverbrooke Dr Shreveport, LA	3.0	2.0	1620	$2,000	$1.23	21d	1	0.38mi
9990 Smugglers Cove Ln Shreveport, LA	2.0	1.5	1267	$1,550	$1.22	44d	1	0.39mi
9993 Smugglers Cove Ln Shreveport, LA	2.0	1.5	1339	$1,500	$1.12	14d	1	0.39mi
9913 Dagger Point Ln Shreveport, LA	2.0	2.5	1296	$1,350	$1.04	44d	1	0.40mi
409 Persimmon Dr Shreveport, LA	3.0	2.0	1800	$1,900	$1.06	21d	1	0.45mi
176 Settlers Bnd Shreveport, LA	2.0	1.5	958	$1,175	$1.23	44d	1	0.50mi
236 Settlers Park Dr Shreveport, LA	2.0	1.5	958	$1,300	$1.36	21d	1	0.59mi
9505 Balsa Dr Shreveport, LA	3.0	2.5	1744	$1,900	$1.09	14d	1	0.65mi
8525 Chalmette Dr Shreveport, LA	1.0–2.0	1.0–1.5	686	$955	$1.39	14d	8	0.92mi
8700 Millicent Way Shreveport, LA	1.0–2.0	1.0–2.0	802	$1,715	$2.14	14d	6	1.39mi
8117 Captain Mary Miller Dr Shreveport, LA	3.0	2.0	1780	$2,200	$1.24	44d	1	1.41mi

HOA detail

• Monthly dues: $190 · $2,280/yr

Listing history 25 events

1. 2026-06-08
   days on market $149,400 Active 35 DOM
2. 2026-06-07
   days on market $149,400 Active 34 DOM
3. 2026-06-05
   days on market $149,400 Active 31 DOM
4. 2026-06-03
   days on market $149,400 Active 30 DOM
5. 2026-06-02
   days on market $149,400 Active 29 DOM
6. 2026-06-01
   days on market $149,400 Active 28 DOM
7. 2026-05-31
   days on market $149,400 Active 27 DOM
8. 2026-05-30
   days on market $149,400 Active 26 DOM
9. 2026-05-19
   price $149,400 980-char remark
10. 2026-05-04
    listed $164,500 Active 980-char remark
11. 2023-07-05
    soldstatus Closed 529-char remark

    Show marketing remark (529 chars)

    Welcome to this charming 3-bedroom, 2.5-bathroom end-unit townhome that's just bursting with potential! With a brand new roof from 2019, the exterior of this home is very sturdy. Kitchen has been recently updated, decked out with shiny new stainless steel appliances. Note that the seller will be taking the refrigerator, washer, and dryer, offering you the perfect opportunity to handpick appliances that suit your personal style. It also comes with a covered 2-car carport, so your vehicles will be protected from the elements.

12. 2023-07-05
    soldstatus $132,900

    Show marketing remark (529 chars)

    Welcome to this charming 3-bedroom, 2.5-bathroom end-unit townhome that's just bursting with potential! With a brand new roof from 2019, the exterior of this home is very sturdy. Kitchen has been recently updated, decked out with shiny new stainless steel appliances. Note that the seller will be taking the refrigerator, washer, and dryer, offering you the perfect opportunity to handpick appliances that suit your personal style. It also comes with a covered 2-car carport, so your vehicles will be protected from the elements.

13. 2023-06-05
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Welcome to this charming 3-bedroom, 2.5-bathroom end-unit townhome that's just bursting with potential! With a brand new roof from 2019, the exterior of this home is very sturdy. Kitchen has been recently updated, decked out with shiny new stainless steel appliances. Note that the seller will be taking the refrigerator, washer, and dryer, offering you the perfect opportunity to handpick appliances that suit your personal style. It also comes with a covered 2-car carport, so your vehicles will be protected from the elements.

14. 2023-06-02
    listed $127,900 Active 529-char remark

    Show marketing remark (529 chars)

    Welcome to this charming 3-bedroom, 2.5-bathroom end-unit townhome that's just bursting with potential! With a brand new roof from 2019, the exterior of this home is very sturdy. Kitchen has been recently updated, decked out with shiny new stainless steel appliances. Note that the seller will be taking the refrigerator, washer, and dryer, offering you the perfect opportunity to handpick appliances that suit your personal style. It also comes with a covered 2-car carport, so your vehicles will be protected from the elements.

15. 2023-05-15
    status Pending
16. 2023-05-15
    historical
17. 2023-05-03
    status Active
18. 2023-04-29
    status Active
19. 2023-03-24
    historical Active Contingent
20. 2023-02-28
    listed $144,900 Active
21. 2022-08-25
    status Pending
22. 2022-08-23
    historical
23. 2022-08-12
    listed $129,000 Active
24. 2005-07-07
    soldstatus
25. 2000-10-20
    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: $1,834 · $153/mo
• Projected year-2 tax: $1,834 · $153/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 AE · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $36,840
• − Mortgage interest: −$8,369
• − Property taxes: −$1,834
• − Insurance: −$5,866
• − Repairs & maintenance: −$2,947
• − Management: −$2,947
• − HOA: −$2,280
• − Depreciation: −$4,346
• Taxable income: $8,251
• Est. tax owed @ 24.0%: −$1,980
• After-tax cash flow: $7,742/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): 14,413
• Household income: $65,509
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 582.0

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 (66%)
• Race & ethnicity: White 66% Black 21% Two or more races 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 2% Slovak 1%
• Foreign-born: 6% · China, Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Indo-European 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: ▼ -45.95%
• Current HPI: 127.4874
• Rent YoY: ▲ 0.07%
• 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

+15.8% since first listed

17 events — show timeline

• 2026-05-19 Price Changed $149,400 NTREIS
• 2026-05-04 Listed $164,500 NTREIS
• 2023-07-05 Sold (Public Records) $132,900 Public Records
• 2023-07-05 Sold (MLS) — NTREIS
• 2023-06-05 Pending — NTREIS
• 2023-06-02 Listed $127,900 NTREIS
• 2023-05-15 Pending — NTREIS
• 2023-05-15 Listing Removed — NTREIS
• 2023-05-03 Relisted — NTREIS
• 2023-04-29 Relisted — NTREIS
• 2023-03-24 Contingent — NTREIS
• 2023-02-28 Listed $144,900 NTREIS
• 2022-08-25 Pending — NTREIS
• 2022-08-23 Listing Removed — NTREIS
• 2022-08-12 Listed $129,000 NTREIS
• 2005-07-07 Sold (Public Records) — Public Records
• 2000-10-20 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,834 · +0.4% YoY. Source: county tax records.