1618 Vivian St · Shreveport, LA 71108

$49,999

2 bd · 1.0 ba · 1,146 sqft · SingleFamily public records · 226 Days on market

Built 1935 6,011 sqft lot $44/sqft · at area comps Est $45k · 11% over

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Why this score? — see what drove the C+ 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
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3 bedroom, 1 bath home offering solid bones and endless potential. Whether you’re a first time investor, looking to expand your rental portfolio, or ready to create your own cozy living space, this property is full of possibilities. The interior provides a comfortable layout ready for your personal touches. The spacious backyard offers room to transform, add a garden, build your dream outdoor retreat, or simply refresh the space to bring out its full value. With a little TLC outside, this property can truly shine. Don’t miss this chance to invest in a solid home with great potential and a price that reflects the opportunity to build equity and customize to your needs.

Key facts

• Solid bones
• Spacious backyard
• Comfortable layout

Tags

• SPACIOUS BACKYARD
• COMFORTABLE LAYOUT
• SOLID BONES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 35% 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 $345 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 + 2.4% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $43,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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: 1.85% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.79%
• DSCR: 2.64
• GRM: 4.5

CMA / ARV

• ARV (median comp): $45,117
• List price: $49,999
• Delta: 10.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1534 Summers St	0.10mi	3/1.0 (+1)	981 (-14%)	1mo	$21,000	$21	66
1503 Doris St	0.24mi	3/1.0 (+1)	1,194 (+4%)	13mo	$53,000	$44	66
1439 Belwood St	0.27mi	3/1.0 (+1)	1,092 (-5%)	11mo	$79,000	$72	65
1802 Midway St	0.43mi	3/1.0 (+1)	1,208 (+5%)	2mo	$49,900	$41	64
4332 Magazine St	0.46mi	3/1.0 (+1)	1,134 (-1%)	13mo	$75,000	$66	61
4122 Fairfax Ave	0.65mi	3/1.0 (+1)	1,133 (-1%)	13mo	$55,000	$49	52
1747 Fulton St	0.44mi	3/2.0 (+1)	1,072 (-6%)	10mo	$63,000	$59	52
3934 Fairfax Ave	0.61mi	3/1.0 (+1)	1,036 (-10%)	2mo	$84,000	$81	49
1831 Hickory St	0.49mi	3/1.0 (+1)	1,036 (-10%)	12mo	$55,000	$53	46
5203 Bienville Ave	0.54mi	2/1.0	987 (-14%)	7mo	$24,900	$25	46
2446 Drexel St	0.73mi	2/1.0	979 (-15%)	4mo	$15,000	$15	38
2026 Murray St	0.53mi	3/1.0 (+1)	982 (-14%)	12mo	$29,900	$30	36

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: 31.9%
• Equity multiple: 2.33×
• Total profit: $18,635
• Equity at exit: $7,455

10-year hold

• IRR: 38.7%
• Equity multiple: 4.50×
• Total profit: $49,007
• Equity at exit: $4,323

Cash invested: $14,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $927 high
• Mortgage (P&I): −$262
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $429

Break-even live

Break-even rent $384

Max offer price $49,999

Occupancy floor 49%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1632 Malcolm St Shreveport, LA	3.0	1.0	1254	$1,150	$0.92	21d	1	0.07mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	44d	1	0.23mi
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	14d	1	0.26mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	14d	1	0.40mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	44d	1	0.40mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	14d	1	0.44mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	44d	1	0.53mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.68mi
3802 Baltimore Ave Shreveport, LA	2.0	1.0	1250	$1,025	$0.82	21d	1	0.73mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	0.78mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	44d	1	0.80mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	44d	1	0.88mi
3730 Fairfield Ave Shreveport, LA	1.0	1.0	783	$1,088	$1.39	21d	1	0.93mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	1.01mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.09mi
926 Elmwood St Unit 928 Shreveport, LA	1.0	1.0	900	$695	$0.77	44d	1	1.09mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	44d	1	1.14mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	14d	1	1.14mi
2551 Claiborne Ave Shreveport, LA	2.0	1.5	1202	$945	$0.79	14d	1	1.15mi
3846 Creswell Ave Unit 3848 Shreveport, LA	2.0	2.0	1374	$1,125	$0.82	14d	1	1.15mi
3840 Creswell Ave Unit 1 Shreveport, LA	2.0	1.5	1200	$1,000	$0.83	44d	1	1.17mi
2134 Queens Hwy Shreveport, LA	3.0	1.5	1374	$1,475	$1.07	21d	1	1.20mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	14d	1	1.22mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.22mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	1.27mi
3100 Fairfield Ave Shreveport, LA	1.0–2.0	1.5–2.0	1001	$1,400	$1.40	21d	1	1.27mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	44d	1	1.30mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	1.31mi
1316 Wilkinson St Shreveport, LA	1.0	1.0	1000	$600	$0.60	44d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $49,999 Active 226 DOM
2. 2026-06-17
   days on market $49,999 Active 225 DOM
3. 2026-06-16
   days on market $49,999 Active 224 DOM
4. 2026-06-15
   days on market $49,999 Active 223 DOM
5. 2026-06-14
   days on market $49,999 Active 221 DOM
6. 2026-06-13
   days on market $49,999 Active 220 DOM
7. 2026-06-10
   days on market $49,999 Active 218 DOM
8. 2026-06-09
   days on market $49,999 Active 217 DOM
9. 2026-06-08
   days on market $49,999 Active 216 DOM
10. 2026-06-07
    days on market $49,999 Active 215 DOM
11. 2026-06-05
    days on market $49,999 Active 212 DOM
12. 2026-06-03
    days on market $49,999 Active 211 DOM
13. 2026-06-02
    days on market $49,999 Active 210 DOM
14. 2026-06-01
    days on market $49,999 Active 209 DOM
15. 2026-05-31
    days on market $49,999 Active 208 DOM
16. 2026-05-30
    days on market $49,999 Active 207 DOM
17. 2025-11-04
    listed $49,999 Active 719-char remark

    Show marketing remark (719 chars)

    Welcome to this charming 3 bedroom, 1 bath home offering solid bones and endless potential. Whether you’re a first time investor, looking to expand your rental portfolio, or ready to create your own cozy living space, this property is full of possibilities. The interior provides a comfortable layout ready for your personal touches. The spacious backyard offers room to transform, add a garden, build your dream outdoor retreat, or simply refresh the space to bring out its full value. With a little TLC outside, this property can truly shine. Don’t miss this chance to invest in a solid home with great potential and a price that reflects the opportunity to build equity and customize to your needs.

18. 1999-05-05
    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: $240 · $20/mo
• Projected year-2 tax: $275 · $23/mo
• Expected delta: +$35/yr (+$3/mo · 14.7%)

ⓘ 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 · 20 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: $11,121
• − Mortgage interest: −$2,801
• − Property taxes: −$240
• − Insurance: −$250
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$1,455
• Taxable income: $4,597
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $4,047/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

2 events — show timeline

• 2025-11-04 Listed $49,999 NTREIS
• 1999-05-05 Sold (Public Records) — Public Records

Property tax history

-3.8%/yr

Latest (2025): $240 · +0.4% YoY. Source: county tax records.