3428 W College St · Shreveport, LA 71109

$52,000

2 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 172 Days on market

Built 1970 9,583 sqft lot $40/sqft · at area comps Est $50k · at est.

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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 +9.4/10.0
• ARV discount +6.1/15.0
• Appreciation +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Part of 40 property rental package. Contact Agent for details!

Key facts

• 9,583 sq ft lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($748 rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: 123 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $360 of loan paydown is wiped out by about $614 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 (-1.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1970 — 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: 1.44% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (median comp): $50,391
• List price: $52,000
• Delta: 3.19%
• 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
3528 Lakeshore Dr	0.15mi	3/1.0 (+1)	1,270 (-3%)	2mo	$85,000	$67	81
3560 Lillian St	0.15mi	3/1.0 (+1)	1,229 (-6%)	2mo	$40,000	$33	76
3716 W College St	0.34mi	3/1.0 (+1)	1,300 (-1%)	12mo	$45,000	$35	68
3759 Elmer Ln	0.44mi	3/2.0 (+1)	1,324 (+1%)	2mo	$150,000	$113	67
3501 Hardy St	0.48mi	2/1.0	1,150 (-12%)	2mo	$25,000	$22	55
2806 W Caperton St	0.58mi	2/1.0	1,232 (-6%)	10mo	$23,000	$19	55
3218 Sumner St	0.67mi	3/1.0 (+1)	1,253 (-4%)	6mo	$22,000	$18	52
2828 Darien St	0.54mi	2/2.0	1,435 (+10%)	5mo	$18,000	$13	51
3916 Catherine St	0.64mi	3/1.0 (+1)	1,384 (+6%)	7mo	$65,000	$47	50
2711 Thayer St	0.64mi	3/1.0 (+1)	1,436 (+10%)	4mo	$61,000	$42	45
3102 W Laurel St	0.45mi	3/2.0 (+1)	1,169 (-11%)	13mo	$55,000	$47	41
2631 Lillian St	0.74mi	3/2.0 (+1)	1,227 (-6%)	6mo	$125,000	$102	41

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.84×
• Total profit: $12,302
• Equity at exit: $12,102

10-year hold

• IRR: 24.5%
• Equity multiple: 3.47×
• Total profit: $35,922
• Equity at exit: $12,327

Cash invested: $14,560 (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 71109

• Home prices YoY: -2.1%
• Active inventory: 123
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $748 high
• Mortgage (P&I): −$273
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$157
• Net cashflow: $261

Break-even live

Break-even rent $417

Max offer price $52,000

Occupancy floor 60%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	0.05mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	43d	1	0.09mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	0.16mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	20d	1	0.35mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	13d	1	0.42mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	0.57mi
3628 Sumner St Shreveport, LA	3.0	1.0	956	$950	$0.99	44d	1	0.67mi
3907 Milton St Shreveport, LA	3.0	1.5	1275	$1,100	$0.86	43d	1	0.67mi
4223 Lakeshore Dr Shreveport, LA	1.0–3.0	1.0–2.0	1002	$798	$0.80	43d	1	0.77mi
3902 Sumner St Shreveport, LA	2.0	1.0	900	$700	$0.78	43d	1	0.81mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	13d	1	0.99mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	43d	1	1.15mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	13d	1	1.23mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	43d	1	1.24mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	20d	1	1.25mi
2222 Carleton St Shreveport, LA	3.0	2.0	1800	$750	$0.42	13d	1	1.29mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	20d	1	1.29mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	1.30mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	43d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $52,000 Active 172 DOM
2. 2026-06-17
   days on market $52,000 Active 171 DOM
3. 2026-06-16
   days on market $52,000 Active 170 DOM
4. 2026-06-15
   days on market $52,000 Active 169 DOM
5. 2026-06-14
   days on market $52,000 Active 167 DOM
6. 2026-06-13
   days on market $52,000 Active 166 DOM
7. 2026-06-10
   days on market $52,000 Active 164 DOM
8. 2026-06-09
   days on market $52,000 Active 163 DOM
9. 2026-06-08
   days on market $52,000 Active 162 DOM
10. 2026-06-07
    days on market $52,000 Active 161 DOM
11. 2026-06-05
    days on market $52,000 Active 158 DOM
12. 2026-06-03
    days on market $52,000 Active 157 DOM
13. 2026-06-02
    days on market $52,000 Active 156 DOM
14. 2026-06-01
    days on market $52,000 Active 155 DOM
15. 2026-05-31
    days on market $52,000 Active 154 DOM
16. 2026-05-30
    days on market $52,000 Active 153 DOM
17. 2025-12-28
    listed $52,000 Active 62-char remark

    Show marketing remark (62 chars)

    Part of 40 property rental package. Contact Agent for details!

18. 2012-08-31
    soldstatus $737,000

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $418 · $35/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) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,971
• − Mortgage interest: −$2,913
• − Property taxes: −$418
• − Insurance: −$260
• − Repairs & maintenance: −$718
• − Management: −$718
• − Depreciation: −$1,513
• Taxable income: $2,432
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $2,553/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): 17,412
• Household income: $32,939
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1265.0

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 Black (95%)
• Race & ethnicity: Black 95% White 4%
• Common ancestry: Lithuanian 1%
• Foreign-born: 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: ▼ -1.18%
• Current HPI: 54.4158
• 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

-92.9% since first listed

2 events — show timeline

• 2025-12-28 Listed $52,000 NTREIS
• 2012-08-31 Sold (Public Records) $737,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $418 · +0.4% YoY. Source: county tax records.