1905 E Kings Hwy · Shreveport, LA 71105

$195,000

3 bd · 3.0 ba · 2,312 sqft · MultiFamily public records · 106 Days on market

Built 1983 1,742 sqft lot $84/sqft · 15% below area Est $230k · 15% under

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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 +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• 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

Price Improvement! This Townhouse offers 3 bedrooms and 2 bathrooms with approximately 2312 square feet of living space on a 0.04 acre lot. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the sellers title company. Offers to be placed on Xome.com. Interior inspection contingencies are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 1,742 sq ft lot
• Garage
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $195k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 rising (+3.9%/yr); 149 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• At $2,966/mo this rent would consume 52% of the median local household income ($68k/yr) (locally 1007% 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 $6k 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 + 3.9% rent growth), your $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.23%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

• ARV (median comp): $230,451
• List price: $195,000
• Delta: -15.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.60×
• Total profit: $32,781
• Equity at exit: $29,075

10-year hold

• IRR: 24.2%
• Equity multiple: 3.19×
• Total profit: $119,725
• Equity at exit: $16,860

Cash invested: $54,600 (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 71105

• Rents YoY: 3.9%
• Active inventory: 149
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,966 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$273 /mo · $3,281/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $966

Break-even live

Break-even rent $1,743

Max offer price $195,000

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,966
Total (2 units)			$2,966

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2011 Audubon Pl Shreveport, LA	3.0	2.0	1932	$1,800	$0.93	43d	1	0.14mi
2033 Horton Ave Shreveport, LA	3.0	2.0	1681	$1,750	$1.04	21d	1	0.29mi
1519 Audubon Pl Shreveport, LA	3.0	2.0	2596	$1,850	$0.71	21d	1	0.43mi
204 Leo Ave Shreveport, LA	4.0	2.0	1846	$2,000	$1.08	13d	1	0.53mi
6122 Burgundy Dr Shreveport, LA	4.0	2.0	2222	$2,500	$1.13	43d	1	0.91mi

Listing history 22 events

1. 2026-06-18
   days on market $195,000 Active 106 DOM
2. 2026-06-17
   days on market $195,000 Active 105 DOM
3. 2026-06-16
   days on market $195,000 Active 104 DOM
4. 2026-06-15
   days on market $195,000 Active 103 DOM
5. 2026-06-14
   days on market $195,000 Active 101 DOM
6. 2026-06-13
   days on market $195,000 Active 100 DOM
7. 2026-06-10
   days on market $195,000 Active 98 DOM
8. 2026-06-09
   days on market $195,000 Active 97 DOM
9. 2026-06-08
   days on market $195,000 Active 96 DOM
10. 2026-06-07
    days on market $195,000 Active 95 DOM
11. 2026-06-05
    days on market $195,000 Active 92 DOM
12. 2026-06-03
    days on market $195,000 Active 91 DOM
13. 2026-06-02
    days on market $195,000 Active 90 DOM
14. 2026-06-01
    days on market $195,000 Active 89 DOM
15. 2026-05-31
    days on market $195,000 Active 88 DOM
16. 2026-05-30
    days on market $195,000 Active 87 DOM
17. 2026-04-16
    price $195,000 952-char remark

    Show marketing remark (952 chars)

    Price Improvement! This Townhouse offers 3 bedrooms and 2 bathrooms with approximately 2312 square feet of living space on a 0.04 acre lot. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the sellers title company. Offers to be placed on Xome.com. Interior inspection contingencies are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

18. 2026-03-04
    listed $215,000 Active 952-char remark

    Show marketing remark (952 chars)

    Price Improvement! This Townhouse offers 3 bedrooms and 2 bathrooms with approximately 2312 square feet of living space on a 0.04 acre lot. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the sellers title company. Offers to be placed on Xome.com. Interior inspection contingencies are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

19. 2018-12-12
    soldstatus $180,000
20. 2008-01-07
    soldstatus
21. 2004-07-27
    soldstatus
22. 2001-09-27
    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: $3,281 · $273/mo
• Projected year-2 tax: $3,281 · $273/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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,592
• − Mortgage interest: −$10,923
• − Property taxes: −$3,281
• − Insurance: −$975
• − Repairs & maintenance: −$2,847
• − Management: −$2,847
• − Depreciation: −$5,673
• Taxable income: $9,045
• Est. tax owed @ 24.0%: −$2,171
• After-tax cash flow: $9,419/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): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

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 (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• 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

+8.3% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $195,000 AcadianaMLS
• 2026-03-04 Listed $215,000 AcadianaMLS
• 2018-12-12 Sold (Public Records) $180,000 Public Records
• 2008-01-07 Sold (Public Records) — Public Records
• 2004-07-27 Sold (Public Records) — Public Records
• 2001-09-27 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $3,281 · +0.4% YoY. Source: county tax records.