112 Carson Dr · Shreveport, LA 71115

$164,900

3 bd · 3.0 ba · 1,968 sqft · MultiFamily public records · 177 Days on market

Built 1973 1,917 sqft lot $199/mo HOA · 12% of rent

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Why this score? — see what drove the D 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 +15.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 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

Super cute move in ready two-story end-unit townhome with the primary suite downstairs, along with a living room and a den featuring a cozy wood-burning fireplace and a private patio. Upstairs you’ll find two additional bedrooms, one full bath, and a half bath, plus an upstairs balcony off one of the bedrooms. This home includes two covered parking spaces with enclosed storage, along with plenty of nearby guest parking. The HOA covers water, sewer, community pool, tennis courts, playground, front yard maintenance, and even exterior painting every six years, making this a wonderfully low-maintenance property. Updates include brand-new vinyl plank flooring downstairs and a newer stove, microwave, and dishwasher. Refrigerator, washer, and dryer remain for added convenience. Call today for a private showing!

Key facts

• Upstairs balcony
• Enclosed storage
• Private patio

Tags

• PRIMARY SUITE DOWNSTAIRS
• COZY WOOD BURNING FIREPLACE
• PRIVATE PATIO
• UPSTAIRS BALCONY
• COVERED PARKING SPACES
• ENCLOSED STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $57 ($679/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

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 flat; 105 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $140k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.40×
• Total profit: $-27,923
• Equity at exit: $24,587

10-year hold

• IRR: -17.9%
• Equity multiple: 0.17×
• Total profit: $-38,248
• Equity at exit: $14,258

Cash invested: $46,172 (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 71115

• Home prices YoY: -26.5%
• Rents YoY: 0.1%
• Active inventory: 105
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$865
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$69
• HOA: −$199
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $57

Break-even live

Break-even rent $1,651

Max offer price $164,900

Occupancy floor 92%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10305 Monet Dr Shreveport, LA	3.0	2.5	1533	$1,600	$1.04	21d	1	0.10mi
10327 Loma Vista Dr Unit 10327 Shreveport, LA	3.0	2.5	1474	$1,590	$1.08	21d	1	0.13mi
10139 Carlsbad Dr Shreveport, LA	3.0	2.0	1464	$1,800	$1.23	43d	1	0.13mi
10142 Carlsbad Dr Shreveport, LA	3.0	2.5	1500	$1,400	$0.93	21d	1	0.15mi
10018 Artesia Dr Shreveport, LA	3.0	2.5	1875	$1,500	$0.80	43d	1	0.17mi
10014 Stratmore Cir Unit 10014 Shreveport, LA	3.0	2.5	1824	$1,600	$0.88	13d	1	0.20mi
119 Stratmore Dr Shreveport, LA	4.0	3.0	2019	$2,200	$1.09	21d	1	0.20mi
9990 Smugglers Cove Ln Shreveport, LA	2.0	1.5	1267	$1,550	$1.22	43d	1	0.26mi
9993 Smugglers Cove Ln Shreveport, LA	2.0	1.5	1339	$1,500	$1.12	13d	1	0.26mi
9913 Dagger Point Ln Shreveport, LA	2.0	2.5	1296	$1,350	$1.04	43d	1	0.27mi
184 Riverbrooke Dr Shreveport, LA	3.0	2.0	1620	$2,000	$1.23	21d	1	0.30mi
409 Persimmon Dr Shreveport, LA	3.0	2.0	1800	$1,900	$1.06	21d	1	0.34mi
9505 Balsa Dr Shreveport, LA	3.0	2.5	1744	$1,900	$1.09	13d	1	0.53mi
8820 Beau Chene Dr Shreveport, LA	4.0	2.0	1932	$2,500	$1.29	43d	1	0.85mi
522 S Dresden Ct Shreveport, LA	4.0	3.0	1975	$1,930	$0.98	13d	1	1.00mi
8117 Captain Mary Miller Dr Shreveport, LA	3.0	2.0	1780	$2,200	$1.24	43d	1	1.27mi

HOA detail

• Monthly dues: $199 · $2,388/yr
• Likely covers: watersewerpool

Listing history 9 events

1. 2026-05-18
   status Pending 821-char remark

   Show marketing remark (821 chars)

   Super cute move in ready two-story end-unit townhome with the primary suite downstairs, along with a living room and a den featuring a cozy wood-burning fireplace and a private patio. Upstairs you’ll find two additional bedrooms, one full bath, and a half bath, plus an upstairs balcony off one of the bedrooms. This home includes two covered parking spaces with enclosed storage, along with plenty of nearby guest parking. The HOA covers water, sewer, community pool, tennis courts, playground, front yard maintenance, and even exterior painting every six years, making this a wonderfully low-maintenance property. Updates include brand-new vinyl plank flooring downstairs and a newer stove, microwave, and dishwasher. Refrigerator, washer, and dryer remain for added convenience. Call today for a private showing!

2. 2026-05-04
   price $164,900 821-char remark

   Show marketing remark (821 chars)

   Super cute move in ready two-story end-unit townhome with the primary suite downstairs, along with a living room and a den featuring a cozy wood-burning fireplace and a private patio. Upstairs you’ll find two additional bedrooms, one full bath, and a half bath, plus an upstairs balcony off one of the bedrooms. This home includes two covered parking spaces with enclosed storage, along with plenty of nearby guest parking. The HOA covers water, sewer, community pool, tennis courts, playground, front yard maintenance, and even exterior painting every six years, making this a wonderfully low-maintenance property. Updates include brand-new vinyl plank flooring downstairs and a newer stove, microwave, and dishwasher. Refrigerator, washer, and dryer remain for added convenience. Call today for a private showing!

3. 2025-11-21
   listed $169,900 Active 821-char remark

   Show marketing remark (821 chars)

   Super cute move in ready two-story end-unit townhome with the primary suite downstairs, along with a living room and a den featuring a cozy wood-burning fireplace and a private patio. Upstairs you’ll find two additional bedrooms, one full bath, and a half bath, plus an upstairs balcony off one of the bedrooms. This home includes two covered parking spaces with enclosed storage, along with plenty of nearby guest parking. The HOA covers water, sewer, community pool, tennis courts, playground, front yard maintenance, and even exterior painting every six years, making this a wonderfully low-maintenance property. Updates include brand-new vinyl plank flooring downstairs and a newer stove, microwave, and dishwasher. Refrigerator, washer, and dryer remain for added convenience. Call today for a private showing!

4. 2021-11-24
   soldstatus Sold 431-char remark

   Show marketing remark (431 chars)

   Immaculately kept corner unit townhome. The master suite is located downstairs along with a den, living room with wood burning fireplace, formal dining, and kitchen. Upstairs there are two bedrooms and 1 and a half baths. This home has attached two-car covered parking with enclosed storage, and ample guest parking very close by. Enjoy your coffee on the large, private patio. All appliances remain including the washer and dryer.

5. 2021-11-24
   soldstatus $139,900

   Show marketing remark (431 chars)

   Immaculately kept corner unit townhome. The master suite is located downstairs along with a den, living room with wood burning fireplace, formal dining, and kitchen. Upstairs there are two bedrooms and 1 and a half baths. This home has attached two-car covered parking with enclosed storage, and ample guest parking very close by. Enjoy your coffee on the large, private patio. All appliances remain including the washer and dryer.

6. 2021-10-28
   status Pending 431-char remark

   Show marketing remark (431 chars)

   Immaculately kept corner unit townhome. The master suite is located downstairs along with a den, living room with wood burning fireplace, formal dining, and kitchen. Upstairs there are two bedrooms and 1 and a half baths. This home has attached two-car covered parking with enclosed storage, and ample guest parking very close by. Enjoy your coffee on the large, private patio. All appliances remain including the washer and dryer.

7. 2021-10-27
   listed $139,900 Active 431-char remark

   Show marketing remark (431 chars)

   Immaculately kept corner unit townhome. The master suite is located downstairs along with a den, living room with wood burning fireplace, formal dining, and kitchen. Upstairs there are two bedrooms and 1 and a half baths. This home has attached two-car covered parking with enclosed storage, and ample guest parking very close by. Enjoy your coffee on the large, private patio. All appliances remain including the washer and dryer.

8. 2004-05-11
   soldstatus
9. 1999-01-11
   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: $2,057 · $171/mo
• Projected year-2 tax: $2,057 · $171/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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,666
• − Mortgage interest: −$9,237
• − Property taxes: −$2,057
• − Insurance: −$824
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − HOA: −$2,388
• − Depreciation: −$4,797
• Taxable loss: −$1,945
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $1,146/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): 14,413
• Household income: $65,509
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 582.0

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 (66%)
• Race & ethnicity: White 66% Black 21% Two or more races 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 2% Slovak 1%
• Foreign-born: 6% · China, Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

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: ▼ -45.95%
• Current HPI: 127.4874
• Rent YoY: ▲ 0.07%
• 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

+17.9% since first listed

9 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-05-04 Price Changed $164,900 NTREIS
• 2025-11-21 Listed $169,900 NTREIS
• 2021-11-24 Sold (Public Records) $139,900 Public Records
• 2021-11-24 Sold (MLS) — NTREIS
• 2021-10-28 Pending — NTREIS
• 2021-10-27 Listed $139,900 NTREIS
• 2004-05-11 Sold (Public Records) — Public Records
• 1999-01-11 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,057 · +0.4% YoY. Source: county tax records.