1651 Cox · Shreveport, LA 71108

$32,000

3 bd · 1.0 ba · 946 sqft · SingleFamily public records · 119 Days on market

Built 1979 4,281 sqft lot $34/sqft · 18% below area Est $39k · 18% 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 +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

Looking for a rental property with immediate rental potential? This property is ideal for investors looking to add to the portfolio.

Key facts

• 4,281 sq ft lot
• Built 1979
• Listed 119 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($905 rent vs $32k).
• Recommended offer: $29k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.2% 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 (+2.4%/yr); 138 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $221 of loan paydown is wiped out by about $960 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.
• Current owner paid $3k; list at $32k implies a 967% gain — meaningful room to come down on a strong offer.

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 $29,120 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 2.83% ✓
• Cap rate: 25.16%
• Cash-on-cash: 67.38%
• DSCR: 4.00
• GRM: 2.9

CMA / ARV

• ARV (median comp): $39,022
• List price: $32,000
• Delta: -17.99%
• 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
1651 Cox	0.00mi	3/1.0	946 (0%)	1mo	$32,000	$34	99
1534 Summers St	0.27mi	3/1.0	981 (+4%)	1mo	$21,000	$21	80
3906 Wallace Ave	0.49mi	2/1.0 (-1)	950 (+0%)	2mo	$55,900	$59	70
1831 Rainwater St	0.52mi	2/1.0 (-1)	920 (-3%)	3mo	$45,000	$49	64
1831 Hickory St	0.26mi	3/1.0	1,036 (+10%)	12mo	$55,000	$53	62
5203 Bienville Ave	0.43mi	2/1.0 (-1)	987 (+4%)	7mo	$24,900	$25	62
2026 Murray St	0.51mi	3/1.0	982 (+4%)	12mo	$29,900	$30	60
3934 Fairfax Ave	0.66mi	3/1.0	1,036 (+10%)	2mo	$84,000	$81	52
1759 Nicholson St	0.36mi	2/1.0 (-1)	835 (-12%)	13mo	$20,800	$25	48
1421 Belwood St	0.54mi	3/1.0	817 (-14%)	7mo	$25,000	$31	46
1703 Alma St	0.38mi	2/1.0 (-1)	826 (-13%)	16mo	$64,900	$79	43
1747 Fulton St	0.67mi	3/2.0	1,072 (+13%)	10mo	$63,000	$59	34

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: 66.0%
• Equity multiple: 3.93×
• Total profit: $26,295
• Equity at exit: $4,771

10-year hold

• IRR: 70.1%
• Equity multiple: 7.91×
• Total profit: $61,879
• Equity at exit: $2,767

Cash invested: $8,960 (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: 2.9×

Monthly cashflow live

• Estimated rent: $905 high
• Mortgage (P&I): −$168
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $503

Break-even live

Break-even rent $268

Max offer price $32,000

Occupancy floor 39%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1421 Clover St Shreveport, LA	2.0	1.0	900	$675	$0.75	13d	1	0.31mi
1416 Natalie St Shreveport, LA	3.0	2.0	1100	$900	$0.82	13d	1	0.34mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	0.37mi
1430 Grigsby St Shreveport, LA	3.0	1.0	1052	$775	$0.74	43d	1	0.41mi
1749 Caroline St Shreveport, LA	4.0	1.0	1092	$975	$0.89	21d	1	0.47mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.57mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$850	$0.76	13d	1	0.62mi
1340 Lincoln St Shreveport, LA	2.0	1.0	1120	$950	$0.85	43d	1	0.62mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	0.86mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	43d	1	0.86mi
6002 Henderson Ave Shreveport, LA	3.0	1.0	1059	$1,050	$0.99	43d	1	0.97mi
3827 Maryland Ave Shreveport, LA	2.0	1.0	1032	$1,400	$1.36	43d	1	0.98mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	1.03mi
3820 Fairfield Ave Unit 37 Shreveport, LA	2.0	2.0	1084	$1,050	$0.97	43d	1	1.08mi
2544 DuPont St Shreveport, LA	2.0	1.0	683	$600	$0.88	21d	1	1.14mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	1.22mi
2714 DuPont St Shreveport, LA	2.0	1.0	980	$565	$0.58	13d	1	1.27mi
2520 Merwin St Shreveport, LA	3.0	1.0	924	$700	$0.76	21d	1	1.27mi
223 W 69th St Shreveport, LA	2.0	1.0	990	$750	$0.76	43d	1	1.35mi
2924 DuPont St Shreveport, LA	2.0	1.0	768	$750	$0.98	21d	1	1.38mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	1.40mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$800	$0.72	13d	1	1.50mi
1353 Glen Oak Pl Shreveport, LA	2.0	1.0	1116	$850	$0.76	21d	1	1.50mi

Listing history 11 events

1. 2026-05-19
   status Pending 133-char remark

   Show marketing remark (133 chars)

   Looking for a rental property with immediate rental potential? This property is ideal for investors looking to add to the portfolio.

2. 2026-03-30
   price $32,000 133-char remark

   Show marketing remark (133 chars)

   Looking for a rental property with immediate rental potential? This property is ideal for investors looking to add to the portfolio.

3. 2026-01-12
   listed $33,000 Active 133-char remark

   Show marketing remark (133 chars)

   Looking for a rental property with immediate rental potential? This property is ideal for investors looking to add to the portfolio.

4. 2026-01-07
   historical
5. 2025-07-23
   listed $30,000 Active
6. 2023-09-18
   soldstatus Closed
7. 2023-08-15
   status Pending
8. 2023-06-01
   listed $18,000 Active
9. 2012-01-26
   soldstatus $3,000
10. 2008-04-07
    soldstatus
11. 1998-05-29
    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: $371 · $31/mo
• Projected year-2 tax: $371 · $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 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: $10,863
• − Mortgage interest: −$1,792
• − Property taxes: −$371
• − Insurance: −$160
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$931
• Taxable income: $5,871
• Est. tax owed @ 24.0%: −$1,409
• After-tax cash flow: $4,628/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

+966.7% since first listed

11 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-03-30 Price Changed $32,000 NTREIS
• 2026-01-12 Listed $33,000 NTREIS
• 2026-01-07 Listing Removed — NTREIS
• 2025-07-23 Listed $30,000 NTREIS
• 2023-09-18 Sold (MLS) — NTREIS
• 2023-08-15 Pending — NTREIS
• 2023-06-01 Listed $18,000 NTREIS
• 2012-01-26 Sold (Public Records) $3,000 Public Records
• 2008-04-07 Sold (Public Records) — Public Records
• 1998-05-29 Sold (Public Records) — Public Records

Property tax history

+16.2%/yr

Latest (2025): $371 · +0.4% YoY. Source: county tax records.