Leased Duplex with Carport
For Sale
$325,000
9507 Pleasant Hills Drive, Shreveport, LA 71106
MULTI_FAMILY - Shreveport, LA
Property Size2,288 SF
Lot Size0.75 Acres
Price / SF$142.05
Days on Market107
Property Features for 9507 Pleasant Hills Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 4, Bedroom 2, Bedroom 3, Bathroom 3
Parking
4
Parking features
Carport
Interior features
DecorativeDesignerLightingFixtures, HighSpeedInternet, CableTv
Appliances
Dishwasher, ElectricRange, GasRange
Subdivision
Forbing Factory Sub
Elementary school
Caddo ISD Schools
Middle school
Caddo ISD Schools
High school
Caddo ISD Schools
Elementary school district
Caddo PSB
Middle school district
Caddo PSB
High school district
Caddo PSB
Directions
Google Maps
Standard status
Active
APN
161308036000200
Size
2,288 SF
Lot size
0.75 Acres
Taxes and HOA fees
Tax Description
0.745 ACS. M/L - LOT 2, FORBING FACTORY SUBDI
Tax Annual Amount
1181
Legal Description
0.745 ACS. M/L - LOT 2, FORBING FACTORY SUBDI
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2014
Floors in Building
1
Number of units
2
Flooring type
Tile, Vinyl, Wood
Roof type
Shingle
Listing Agency:
Compass Corporate (LATT16)
(504) 525-1311
Listed By:
Susannah Hodges · License #0995684198
(504) 525-1311
Added: Apr 23
Changed: Aug 5
Last Checked: Aug 7 at 12:06AM
MLS# 21197716
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex-style residential income property sits on a 0.745-acre lot and includes two addresses: 9505 Flournoy Lucas and 9507 Flournoy Lucas. Both homes are currently leased and reported to be well cared for in very good condition, with mature trees and landscaped yards.
The 9505 home is described as a 1BR/1BA mobile home with a sitting porch and covered parking, plus a sizable master bath and an open floorplan. The 9507 home features a front porch, a small rear storage shed, and two covered carport spaces, along with a master bath with a freestanding soaking tub. The kitchen includes stainless steel appliances and a double-compartment stainless steel sink, with wood cabinets and a large utility room that includes an extra fridge.
Common property systems and features include central heating and central air, public water, a septic tank sewer system, and shingle roofing. Interior notes include decorative designer lighting fixtures, high-speed internet, and cable TV. Appliances listed include dishwasher, electric range, and gas range.
The 9505 home is described as a 1BR/1BA mobile home with a sitting porch and covered parking, plus a sizable master bath and an open floorplan. The 9507 home features a front porch, a small rear storage shed, and two covered carport spaces, along with a master bath with a freestanding soaking tub. The kitchen includes stainless steel appliances and a double-compartment stainless steel sink, with wood cabinets and a large utility room that includes an extra fridge.
Common property systems and features include central heating and central air, public water, a septic tank sewer system, and shingle roofing. Interior notes include decorative designer lighting fixtures, high-speed internet, and cable TV. Appliances listed include dishwasher, electric range, and gas range.
Key Highlights
- Two‑address duplex: 9505 Flournoy Lucas and 9507 Flournoy Lucas
- 0.745‑acre lot with mature trees and landscaped yards
- Both properties currently leased and described as well cared for
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$18,868
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.81%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$377,360
$377.4K
Cap Rate 7%
$269,543
$269.5K
Cap Rate 9%
$209,644
$209.6K
Market Conditions
NOI Build-Up for 2,288 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$28.8K $12.60/SF
− Vacancy
−$1.9K −$0.82/SF
EGI
$27.0K $11.78/SF
− OpEx
−$8.1K −$3.53/SF
NOI
$18.9K $8.25/SF
Area
Shreveport, LA
Vacancy
6.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$377,360
Cap Rate 7%
$269,543
Cap Rate 9%
$209,644
Alternative Uses
Best Use
Multifamily LT 5
$269.5K
$235.9K – $314.5K
NOI $18,868 @ 7.0% cap · market cap 5.81%
Second Best
Apartment 5plus
$242.8K
$212.5K – $283.3K
NOI $16,997 @ 7.0% cap · market cap 5.23%
Theoretical Best
Office A
$482.9K
$422.6K – $563.4K
NOI $33,804 @ 7.0% cap · market cap 10.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
Explore this area
Business Placement
Demographics for 71106, LA
34,906
Population
15,415
Households
2.3
Avg Household Size
40
Median Age
42%
College-Educated
89%
High-School Grad
33.2 sq mi
ZIP Area
1,051
Density / Sq Mi
$77,724
Median Household Income
$48,949
Median Earnings
$890
Median Rent
$310,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex on 0.745 acres with both units leased, featuring central HVAC, carport parking, and public water with septic.
Where is this duplex located?
The property is located at 9507 Pleasant Hills Drive Shreveport, LA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Two‑address duplex: 9505 Flournoy Lucas and 9507 Flournoy Lucas; 0.745‑acre lot with mature trees and landscaped yards; Both properties currently leased and described as well cared for
