1809 Jenkins Ave · Shreveport, LA 71101

$60,000

2 bd · 1.0 ba · 866 sqft · SingleFamily public records · 21 Days on market

Built 1955 6,752 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Great investment opportunity with immediate income! This 2 bedroom, 1 bathroom home is currently tenant occupied on a month to month lease at $750 per month. This property features a 2.5 year old roof, central heat and air, and a gas hot water heater for added peace of mind. Inside, you'll find wood flooring and an inviting eat in kitchen with tile countertops along with a gas range and refrigerator. A solid, low maintenance rental with dependable cash floor and strong investment potential. Do not disturb tenant.

Key facts

• Gas hot water heater
• Wood flooring
• 2.5 year old roof

Tags

• 2.5 YEAR OLD ROOF
• CENTRAL HEAT AND AIR
• GAS HOT WATER HEATER
• WOOD FLOORING
• EAT IN KITCHEN
• TILE COUNTERTOPS

Property features AI

Finance

• Other: Property type: Residential - Single Family Residence; Lot size less than 0.5 acre (approx. 0.155 acres)
• Financial info: Accepts cash, fixed and other financing; Second mortgage: none
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Attached 1-car garage
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property; Year built 1955; Not attached to another property; Subdivision: Oak Grove Sub
• Construction: Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es)

Interior

• Kitchen: Gas range; Refrigerator; Eat-in layout
• Bedrooms: Primary bedroom on main level; Second bedroom on main level
• Flooring: Wood flooring
• Bathrooms: One full bathroom with garden tub, medicine cabinet and built-in cabinets
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Built-in cabinets; Tile counters; One living area; One dining area; Room count: 6
• Laundry & utility: Laundry located in kitchen; Other laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($781 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 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: Creswell Elementary School (math 17% / reading 12%, grade F, #516 of 646 statewide, top 82%, 250 students, 81% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); C.E. Byrd High School (math 44% / reading 55%, grade D, #37 of 265 statewide, top 14%, 1,526 students, 43% FRL).
• Zoned-school proficiency averages 50% 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: 62 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• In year one you build about $234 of equity ($415 loan paydown + $-181 appreciation (-0.3% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.30% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.58%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $38,970
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1821 Jenkins Ave	0.03mi	2/1.0	858 (-1%)	11mo	$17,000	$20	88
1836 Cook	0.10mi	2/1.0	853 (-2%)	16mo	$25,000	$29	79
267 E Lister St	0.21mi	2/1.0	772 (-11%)	5mo	$39,900	$52	68
2618 Roosevelt Ave	0.59mi	3/1.0 (+1)	845 (-2%)	1mo	$45,000	$53	62
235 E Olive St	0.12mi	2/1.0	791 (-9%)	22mo	$35,900	$45	62
257 E Egan St	0.33mi	2/1.0	931 (+8%)	13mo	$45,000	$48	62
522 Coon	0.54mi	3/1.0 (+1)	976 (+13%)	22mo	$19,900	$20	30

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

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.78×
• Total profit: $13,066
• Equity at exit: $16,525

10-year hold

• IRR: 21.3%
• Equity multiple: 3.29×
• Total profit: $38,436
• Equity at exit: $19,161

Cash invested: $16,800 (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 71101

• Home prices YoY: -0.4%
• Active inventory: 62
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $781 high
• Mortgage (P&I): −$315
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $246

Break-even live

Break-even rent $469

Max offer price $60,000

Occupancy floor 63%

Sensitivity live

Price	-10% $280	-5% $263	+0% $246	+5% $229	+10% $212
Rent	-10% $185	-5% $215	+0% $246	+5% $277	+10% $308
Rate	-1.0pp $276	-0.5pp $261	base $246	+0.5pp $231	+1.0pp $215

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 E Olive St Shreveport, LA	2.0	1.0	600	$595	$0.99	46d	1	0.13mi
253 E Jordan St Unit 251 Shreveport, LA	2.0	1.0	784	$900	$1.15	46d	1	0.27mi
139 Lister St Shreveport, LA	1.0	1.0	650	$600	$0.92	16d	1	0.37mi
202 E College St Apt 2 Shreveport, LA	1.0	1.0	800	$600	$0.75	46d	1	0.43mi
2317 Freewater St Shreveport, LA	2.0	1.0	695	$750	$1.08	16d	1	0.44mi
114 Egan St Shreveport, LA	1.0	1.0	800	$550	$0.69	46d	1	0.45mi
204 Boulevard St Shreveport, LA	2.0	1.0	1028	$1,195	$1.16	46d	1	0.47mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	23d	1	0.50mi
320 College St Unit A Shreveport, LA	1.0	1.0	800	$650	$0.81	23d	1	0.56mi
2618 Roosevelt Ave Shreveport, LA	3.0	1.0	845	$1,000	$1.18	23d	1	0.59mi
140 Wilkinson St Unit 140 Shreveport, LA	2.0	1.0	1000	$1,200	$1.20	23d	1	0.63mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,740	$1.88	16d	10	0.71mi
409 Egan St Shreveport, LA	2.0	1.0	1000	$725	$0.72	46d	1	0.72mi
431 College St Shreveport, LA	2.0	2.0	1100	$850	$0.77	16d	1	0.72mi
402 Egan St Unit Gilbert, 1320 Shreveport, LA	2.0	1.0	600	$565	$0.94	23d	1	0.72mi
342 Prospect St Shreveport, LA	1.0	1.0	800	$650	$0.81	23d	1	0.73mi
523 Wichita St Shreveport, LA	1.0	1.0	800	$650	$0.81	23d	1	0.78mi
455 Egan St Shreveport, LA	1.0	1.0	650	$650	$1.00	46d	1	0.80mi
533 Merrick St Unit C Shreveport, LA	1.0	1.0	825	$595	$0.72	23d	1	0.82mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	23d	1	0.86mi
557 Merrick St Shreveport, LA	1.0	1.0	950	$725	$0.76	46d	1	0.87mi
517 Stoner Ave Shreveport, LA	2.0	1.0	1100	$625	$0.57	46d	1	0.87mi
546 Dalzell St Shreveport, LA	2.0	1.0	1000	$875	$0.88	23d	1	0.90mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	16d	11	0.95mi
649 Merrick St Shreveport, LA	1.0	1.0	700	$650	$0.93	16d	1	0.98mi
336 Atkins Ave Shreveport, LA	2.0	1.0	912	$900	$0.99	46d	1	1.07mi
640 Kirby Pl Unit 640 Shreveport, LA	1.0	1.0	850	$600	$0.71	23d	1	1.14mi
1844 Line Ave Unit 2 Shreveport, LA	1.0	1.0	750	$850	$1.13	23d	1	1.16mi
1844 Line Ave Unit 2 Shreveport, LA	1.0	1.0	750	$850	$1.13	46d	1	1.16mi
820 College St Apt 2 (Upstairs Front) Shreveport, LA	1.0	1.0	750	$575	$0.77	16d	1	1.18mi
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	16d	6	1.18mi
654 Columbia St Shreveport, LA	1.0	1.0	600	$850	$1.42	23d	1	1.19mi
819 Boulevard St Shreveport, LA	2.0	1.0	900	$800	$0.89	23d	1	1.20mi
2201 Naples St Bossier City, LA	2.0	1.0	759	$775	$1.02	46d	1	1.28mi
3307 Creswell Ave Shreveport, LA	1.0	1.0	525	$800	$1.52	23d	1	1.30mi
3307 Creswell Ave Shreveport, LA	1.0	1.0	700	$850	$1.21	46d	1	1.30mi
553 Gladstone Blvd Unit A Shreveport, LA	1.0	1.0	850	$700	$0.82	46d	1	1.34mi
810 Rutherford St Unit A Shreveport, LA	1.0	1.0	700	$800	$1.14	16d	1	1.38mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	23d	1	1.45mi
1019 Sheridan Ave Unit C Shreveport, LA	1.0	1.0	650	$650	$1.00	46d	1	1.46mi

Listing history 19 events

1. 2026-06-16
   days on market $60,000 Active 21 DOM
2. 2026-06-15
   days on market $60,000 Active 20 DOM
3. 2026-06-14
   days on market $60,000 Active 18 DOM
4. 2026-06-13
   days on market $60,000 Active 17 DOM
5. 2026-06-10
   days on market $60,000 Active 15 DOM
6. 2026-06-09
   days on market $60,000 Active 14 DOM
7. 2026-06-08
   days on market $60,000 Active 13 DOM
8. 2026-06-07
   days on market $60,000 Active 12 DOM
9. 2026-06-05
   days on market $60,000 Active 9 DOM
10. 2026-06-03
    days on market $60,000 Active 8 DOM
11. 2026-06-02
    days on market $60,000 Active 7 DOM
12. 2026-06-01
    days on market $60,000 Active 6 DOM
13. 2026-05-31
    days on market $60,000 Active 5 DOM
14. 2026-05-30
    days on market $60,000 Active 4 DOM
15. 2026-05-26
    listed $60,000 Active
16. 2011-03-07
    soldstatus $42,000
17. 2006-12-13
    soldstatus
18. 2005-06-10
    soldstatus
19. 2000-10-12
    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: $370 · $31/mo
• Projected year-2 tax: $370 · $31/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 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: $9,367
• − Mortgage interest: −$3,361
• − Property taxes: −$370
• − Insurance: −$300
• − Repairs & maintenance: −$749
• − Management: −$749
• − Depreciation: −$1,745
• Taxable income: $2,092
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $2,452/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): 6,415
• Household income: $19,351
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 702.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 29% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Tagalog/Filipino 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: ▼ -0.30%
• Current HPI: 74.2131
• 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

+42.9% since first listed

5 events — show timeline

• 2026-05-26 Listed $60,000 NTREIS
• 2011-03-07 Sold (Public Records) $42,000 Public Records
• 2006-12-13 Sold (Public Records) — Public Records
• 2005-06-10 Sold (Public Records) — Public Records
• 2000-10-12 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $370 · +0.4% YoY. Source: county tax records.