3218 Wagner St · Shreveport, LA 71108

$35,900

3 bd · 1.0 ba · 981 sqft · SingleFamily public records · 163 Days on market

Built 1940 0.33 ac lot $37/sqft · 23% below area Est $46k · 23% under ↓ 47% since listing

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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 +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors! Don’t miss this fantastic rental investment opportunity. This 2-bedroom, 1-bathroom home is currently rented for $575 per month, providing immediate income potential. Whether you're looking to expand your rental portfolio or start your investment journey, this home offers a promising return on investment. Schedule your showing today and take advantage of this affordable, income-generating opportunity!

Key facts

• 0.33 acre lot
• Parking
• Built 1940

🏷️ Possibly a rental listed for sale. The $35,900 price doesn't fit this home's estimated sale value (~$46,471) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($905 rent vs $36k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.8% 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 (+2.4%/yr); 138 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); 41% 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).
• This rent runs 34% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $248 of loan paydown is wiped out by about $1k 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 + 2.4% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $31,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1940 — 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: 2.52% ✓
• Cap rate: 21.80%
• Cash-on-cash: 55.39%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (median comp): $46,471
• List price: $35,900
• Delta: -22.75%
• 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
2910 Meadow Ave	0.23mi	3/1.0	931 (-5%)	3mo	$45,000	$48	79
3030 Morningside Dr	0.44mi	3/1.0	1,005 (+2%)	2mo	$53,000	$53	74
3250 Wagner St	0.08mi	2/1.0 (-1)	1,044 (+6%)	8mo	$29,500	$28	73
2742 Lakehurst Ave	0.39mi	3/1.0	1,034 (+5%)	16mo	$79,900	$77	59
2905 Grassmere St	0.42mi	3/1.0	912 (-7%)	17mo	$48,900	$54	55
2724 Grassmere St	0.57mi	2/1.0 (-1)	866 (-12%)	1mo	$60,000	$69	48
2816 Bibb St	0.64mi	2/1.0 (-1)	936 (-5%)	14mo	$24,999	$27	46
6507 Canal Blvd	0.57mi	2/1.0 (-1)	1,027 (+5%)	18mo	$25,250	$25	46
2730 Sunnybrook St	0.60mi	2/1.0 (-1)	939 (-4%)	18mo	$52,500	$56	44
2645 Valley Ridge Rd	0.65mi	2/1.0 (-1)	929 (-5%)	16mo	$30,000	$32	43
6312 Canal Blvd	0.47mi	2/1.0 (-1)	1,126 (+15%)	10mo	$92,500	$82	40
6610 W Canal Blvd	0.62mi	3/1.0	1,121 (+14%)	18mo	$22,000	$20	32

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 53.0%
• Equity multiple: 3.31×
• Total profit: $23,177
• Equity at exit: $5,353

10-year hold

• IRR: 57.9%
• Equity multiple: 6.57×
• Total profit: $55,984
• Equity at exit: $3,104

Cash invested: $10,052 (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 71108

• Rents YoY: 2.4%
• Active inventory: 138
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $905 high
• Mortgage (P&I): −$188
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $464

Break-even live

Break-even rent $317

Max offer price $35,900

Occupancy floor 44%

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	21d	1	0.29mi
3530 Pleasant Dr Shreveport, LA	2.0	1.0	750	$725	$0.97	21d	1	0.52mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	0.56mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	44d	1	0.61mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	0.63mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	44d	1	0.64mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	44d	1	0.65mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	0.73mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.97mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	1.12mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	960	$850	$0.89	44d	1	1.24mi
4122 Cherokee St Apt 4 Shreveport, LA	2.0	1.0	750	$850	$1.13	21d	1	1.24mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	1.41mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	44d	1	1.42mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	14d	1	1.45mi
7224 Union Ave Shreveport, LA	2.0	1.0	735	$625	$0.85	14d	1	1.48mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $35,900 Active 163 DOM
2. 2026-06-17
   days on market $35,900 Active 162 DOM
3. 2026-06-16
   days on market $35,900 Active 161 DOM
4. 2026-06-15
   days on market $35,900 Active 160 DOM
5. 2026-06-14
   days on market $35,900 Active 158 DOM
6. 2026-06-13
   days on market $35,900 Active 157 DOM
7. 2026-06-10
   days on market $35,900 Active 155 DOM
8. 2026-06-09
   days on market $35,900 Active 154 DOM
9. 2026-06-08
   days on market $35,900 Active 153 DOM
10. 2026-06-07
    days on market $35,900 Active 152 DOM
11. 2026-06-05
    days on market $35,900 Active 149 DOM
12. 2026-06-03
    days on market $35,900 Active 148 DOM
13. 2026-06-02
    days on market $35,900 Active 147 DOM
14. 2026-06-01
    days on market $35,900 Active 146 DOM
15. 2026-05-31
    days on market $35,900 Active 145 DOM
16. 2026-05-30
    days on market $35,900 Active 144 DOM
17. 2026-01-06
    listed $35,900 Active 431-char remark

    Show marketing remark (431 chars)

    Attention investors! Don’t miss this fantastic rental investment opportunity. This 2-bedroom, 1-bathroom home is currently rented for $575 per month, providing immediate income potential. Whether you're looking to expand your rental portfolio or start your investment journey, this home offers a promising return on investment. Schedule your showing today and take advantage of this affordable, income-generating opportunity!

18. 2025-12-31
    historical
19. 2024-12-20
    listed $35,900 Active
20. 2024-08-25
    historical $565
21. 2024-07-19
    listed $565
22. 2022-01-23
    price $575
23. 2020-06-22
    soldstatus $68,000
24. 2004-06-04
    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: $569 · $47/mo
• Projected year-2 tax: $569 · $47/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 68% 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: $10,854
• − Mortgage interest: −$2,011
• − Property taxes: −$569
• − Insurance: −$180
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$1,044
• Taxable income: $5,314
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $4,292/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): 18,072
• Household income: $32,055
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 1526.0

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 (83%)
• Race & ethnicity: Black 83% White 11% Hispanic / Latino 4% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -58.98%
• Current HPI: 58.1377
• Rent YoY: ▲ 2.37%
• 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

-47.2% since first listed

8 events — show timeline

• 2026-01-06 Listed $35,900 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2024-12-20 Listed $35,900 NTREIS
• 2024-08-25 Rental Removed $565 APPFOLIO
• 2024-07-19 Listed for Rent $565 APPFOLIO
• 2022-01-23 Price Changed $575 RENT.
• 2020-06-22 Sold (Public Records) $68,000 Public Records
• 2004-06-04 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $569 · +0.4% YoY. Source: county tax records.