733 Kirby Pl · Shreveport, LA 71104

$155,000

4 bd · 2.0 ba · 2,252 sqft · MultiFamily public records · 131 Days on market

Built 1940 6,029 sqft lot $69/sqft · at area comps Est $148k · at est.

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.8/10.0
• ARV discount +5.5/15.0
• Rent growth +3.4/5.0
• 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: 2 units. confirmed

Listing remarks MLS

*Investor Special - Income-Producing Duplex* 733–735 Kirby Place, Shreveport, LA 71104. This is an excellent opportunity to acquire an income-producing duplex in a high-demand rental area of Shreveport. This property features two separate units, each with its own entrance and functional layout—ideal for long-term rentals, portfolio expansion, or an owner-occupant strategy. This duplex at 733–735 Kirby Place offers solid potential for investors or owner-occupants looking to offset their mortgage with rental income. Located in the desirable Highland-Line Avenue corridor, this property is conveniently close to shopping, dining, medical facilities, universities, and downtown Shreveport. The central location supports strong rental demand and easy access to major thoroughfares. Whether you’re expanding your rental portfolio or searching for a smart house-hack opportunity, this duplex delivers versatility, location, and income potential. Sold as-is—bring your vision and make this property work for you.

Key facts

• Two separate units
• 6,029 sq ft lot
• 3 parking spots

Tags

• INCOME PRODUCING DUPLEX
• TWO SEPARATE UNITS
• HIGH DEMAND RENTAL AREA
• CONVENIENTLY CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive. Per door: $232/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+3.6%/yr); 146 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($57k/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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 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 $25k; list at $155k implies a 520% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.18% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (median comp): $148,423
• List price: $155,000
• Delta: 4.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2915 Barret St	0.13mi	4/3.0	2,380 (+6%)	11mo	$429,000	$180	72
3242 Fairfield Ave	0.46mi	4/2.0	2,188 (-3%)	6mo	$249,900	$114	69
318 Columbia St	0.49mi	4/3.0	2,213 (-2%)	24mo	$149,900	$68	50
2401 Creswell Ave	0.35mi	4/3.0	1,972 (-12%)	11mo	$112,293	$57	50
921 Linden St	0.56mi	3/3.0 (-1)	2,064 (-8%)	6mo	$180,000	$87	46
621 Robinson	0.21mi	5/3.0 (+1)	2,587 (+15%)	13mo	$75,000	$29	46
817 Boulevard St	0.38mi	5/3.0 (+1)	2,553 (+13%)	17mo	$180,000	$71	37

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $5,418
• Equity at exit: $23,111

10-year hold

• IRR: 13.2%
• Equity multiple: 2.08×
• Total profit: $46,921
• Equity at exit: $13,402

Cash invested: $43,400 (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 71104

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 146
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$813
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $464

Break-even live

Break-even rent $1,240

Max offer price $155,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,828
Total (2 units)			$1,827

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Boulevard St Shreveport, LA	3.0	2.0	1852	$1,100	$0.59	44d	1	0.55mi
2109 Highland Ave Shreveport, LA	3.0	1.0	1739	$1,050	$0.60	44d	1	0.60mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	14d	1	0.63mi
320 Stephenson St Shreveport, LA	3.0	2.0	1845	$1,675	$0.91	21d	1	0.63mi
442 Merrick St Shreveport, LA	3.0	1.5	1595	$1,000	$0.63	44d	1	0.65mi
2811 Samford Ave Shreveport, LA	3.0	1.0	1612	$850	$0.53	14d	1	0.67mi
222 Stephenson St Shreveport, LA	3.0	2.5	2642	$2,000	$0.76	21d	1	0.72mi
3624 Gilbert Dr Shreveport, LA	3.0	3.0	2088	$1,900	$0.91	44d	1	0.76mi
3827 Baltimore Ave Shreveport, LA	3.0	2.5	1650	$1,650	$1.00	44d	1	1.04mi
720 Delaware St Shreveport, LA	3.0	2.0	1600	$1,800	$1.12	14d	1	1.48mi

Listing history 35 events

1. 2026-06-18
   days on market $155,000 Active 131 DOM
2. 2026-06-17
   days on market $155,000 Active 130 DOM
3. 2026-06-16
   days on market $155,000 Active 129 DOM
4. 2026-06-15
   days on market $155,000 Active 128 DOM
5. 2026-06-14
   days on market $155,000 Active 126 DOM
6. 2026-06-13
   days on market $155,000 Active 125 DOM
7. 2026-06-10
   days on market $155,000 Active 123 DOM
8. 2026-06-09
   days on market $155,000 Active 122 DOM
9. 2026-06-08
   days on market $155,000 Active 121 DOM
10. 2026-06-07
    days on market $155,000 Active 120 DOM
11. 2026-06-05
    days on market $155,000 Active 117 DOM
12. 2026-06-03
    days on market $155,000 Active 116 DOM
13. 2026-06-02
    days on market $155,000 Active 115 DOM
14. 2026-06-01
    days on market $155,000 Active 114 DOM
15. 2026-05-31
    days on market $155,000 Active 113 DOM
16. 2026-05-30
    days on market $155,000 Active 112 DOM
17. 2026-02-05
    listed $155,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    *Investor Special - Income-Producing Duplex* 733–735 Kirby Place, Shreveport, LA 71104. This is an excellent opportunity to acquire an income-producing duplex in a high-demand rental area of Shreveport. This property features two separate units, each with its own entrance and functional layout—ideal for long-term rentals, portfolio expansion, or an owner-occupant strategy. This duplex at 733–735 Kirby Place offers solid potential for investors or owner-occupants looking to offset their mortgage with rental income. Located in the desirable Highland-Line Avenue corridor, this property is conveniently close to shopping, dining, medical facilities, universities, and downtown Shreveport. The central location supports strong rental demand and easy access to major thoroughfares. Whether you’re expanding your rental portfolio or searching for a smart house-hack opportunity, this duplex delivers versatility, location, and income potential. Sold as-is—bring your vision and make this property work for you.

18. 2024-12-30
    historical
19. 2024-12-03
    status Active
20. 2024-11-20
    status Pending
21. 2024-07-10
    listed $169,900 Active
22. 2024-06-10
    status Pending
23. 2024-06-06
    historical Active Contingent
24. 2024-06-06
    status Pending
25. 2024-06-06
    historical
26. 2024-02-15
    price $149,900
27. 2023-12-15
    listed $159,900 Active
28. 2023-11-08
    historical
29. 2023-08-02
    listed $189,000 Active
30. 2023-07-26
    historical
31. 2023-05-16
    status Active
32. 2023-05-11
    historical Active Contingent
33. 2023-01-26
    listed $189,900 Active
34. 2019-04-01
    soldstatus $25,000
35. 1986-07-23
    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: $1,227 · $102/mo
• Projected year-2 tax: $1,227 · $102/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 66% 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: $21,924
• − Mortgage interest: −$8,682
• − Property taxes: −$1,227
• − Insurance: −$775
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$4,509
• Taxable income: $3,222
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $4,790/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): 12,975
• Household income: $56,833
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 759.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Black 28% Two or more races 10% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 6% Lithuanian 4% Scottish 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -49.61%
• Current HPI: 104.3781
• Rent YoY: ▲ 3.56%
• 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

+520.0% since first listed

19 events — show timeline

• 2026-02-05 Listed $155,000 NTREIS
• 2024-12-30 Listing Removed — NTREIS
• 2024-12-03 Relisted — NTREIS
• 2024-11-20 Pending — NTREIS
• 2024-07-10 Listed $169,900 NTREIS
• 2024-06-10 Pending — NTREIS
• 2024-06-06 Contingent — NTREIS
• 2024-06-06 Pending — NTREIS
• 2024-06-06 Listing Removed — NTREIS
• 2024-02-15 Price Changed $149,900 NTREIS
• 2023-12-15 Listed $159,900 NTREIS
• 2023-11-08 Listing Removed — NTREIS
• 2023-08-02 Listed $189,000 NTREIS
• 2023-07-26 Listing Removed — NTREIS
• 2023-05-16 Relisted — NTREIS
• 2023-05-11 Contingent — NTREIS
• 2023-01-26 Listed $189,900 NTREIS
• 2019-04-01 Sold (Public Records) $25,000 Public Records
• 1986-07-23 Sold (Public Records) — Public Records

Property tax history

-0.0%/yr

Latest (2025): $1,227 · +0.4% YoY. Source: county tax records.