2536 Northside Dr · Bossier City, LA 71111

$108,000

2 bd · 1.0 ba · 911 sqft · SingleFamily public records · 51 Days on market

Built 1960 7,754 sqft lot $119/sqft · 10% above area Est $104k · 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• ARV discount +5.7/15.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into charm and simplicity with this pier-and-beam cottage that proves great things come in efficient, well-designed spaces. With 2 bedrooms, 1 full bath, and a versatile flex room perfect for a home office or optional third bedroom, this home offers flexibility to fit your lifestyle. Inside find wood-look laminate flooring throughout, creating a cohesive and low-maintenance living space. The galley kitchen is thoughtfully arranged with a refrigerator, microwave, and full-size washer and dryer hookups, and it flows seamlessly into a dedicated dining area, perfect for everyday living or casual entertaining. Just beyond, step out onto a quaint breakfast or bistro-style deck, ideal for mor

Key facts

• Covered porch
• Galley kitchen
• Flex room

Tags

• FLEX ROOM
• GALLEY KITCHEN
• DEDICATED DINING AREA
• BISTRO-STYLE DECK
• COVERED PORCH
• MATURE SHADE TREES

Property features AI

Finance

• Other: Property is not attached and not multi-parcel; Subdivision: Northside Add; County: Bossier; Country: United States; Directions: Between Benton and Airline on Northside (the street by 2Johns Restaurant)
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Garage faces front; Workshop in garage; 1 covered parking space; 1-car garage
• Utilities: City sewer; City water; Electricity connected; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property; Preowned (built in 1960)
• Construction: Shingle roof; Siding and wood construction; Pillar/post/pier foundation; Year built 1960
• Exterior features: Covered porch(es); Covered deck; Large backyard with grass; Chain link fencing; Workshop with electric

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on entry level)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Window coverings; One living area; One dining area; 3 total rooms
• Laundry & utility: Laundry area in kitchen; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $105k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.7% in Bossier City — 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 71/100 on livability (#47 in LA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Bossier Parish (urban): math 40% / reading 47% proficiency, ranked #17 of 98 in LA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Plantation Park Elementary School (math 22% / reading 24%, grade F, #408 of 646 statewide, top 64%, 598 students, 92% FRL); Greenacres Middle School (math 24% / reading 33%, grade F, #119 of 218 statewide, top 57%, 611 students, 75% FRL); Airline High School (math 49% / reading 56%, grade C-, #30 of 265 statewide, top 12%, 2,021 students, 56% FRL) — zoned schools average 74% FRL vs 41% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 426 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bossier County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $108k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $104,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.15% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $103,909
• List price: $108,000
• Delta: 3.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2608 Northside Dr	0.08mi	2/1.0	926 (+2%)	10mo	$89,900	$97	85
1529 Debra St	0.25mi	3/1.0 (+1)	960 (+5%)	10mo	$115,000	$120	66
3103 Shed Rd	0.67mi	2/1.0	927 (+2%)	5mo	$81,900	$88	62
2616 Bardot Ln	0.13mi	3/1.0 (+1)	1,022 (+12%)	10mo	$129,000	$126	60
2911 Shiloh Ln	0.41mi	3/1.0 (+1)	863 (-5%)	14mo	$84,900	$98	56
2624 Bardot Ln	0.17mi	3/1.0 (+1)	989 (+9%)	22mo	$45,000	$46	54
2109 Clovis St	0.69mi	2/1.0	952 (+4%)	8mo	$129,500	$136	54
3113 Malvern	0.64mi	3/1.0 (+1)	939 (+3%)	11mo	$93,000	$99	51
2601 Douglas Dr	0.36mi	3/1.0 (+1)	1,026 (+13%)	10mo	$150,000	$146	49
2112 Clovis St	0.71mi	2/1.0	995 (+9%)	6mo	$124,000	$125	46
2804 Hood Dr	0.61mi	3/1.0 (+1)	1,027 (+13%)	3mo	$107,000	$104	43
3131 Malvern St	0.68mi	3/1.0 (+1)	1,023 (+12%)	6mo	$97,500	$95	38

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.26×
• Total profit: $7,786
• Equity at exit: $16,103

10-year hold

• IRR: 18.5%
• Equity multiple: 2.77×
• Total profit: $53,599
• Equity at exit: $9,338

Cash invested: $30,240 (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 71111

• Home prices YoY: -34.8%
• Rents YoY: 6.6%
• Active inventory: 426
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$566
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $326

Break-even live

Break-even rent $826

Max offer price $108,000

Occupancy floor 69%

Sensitivity live

Price	-10% $387	-5% $356	+0% $326	+5% $295	+10% $264
Rent	-10% $228	-5% $277	+0% $326	+5% $374	+10% $423
Rate	-1.0pp $380	-0.5pp $353	base $326	+0.5pp $298	+1.0pp $269

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 Debra St Bossier City, LA	3.0	1.0	1033	$975	$0.94	22d	1	0.26mi
3009 Gaines St Bossier City, LA	3.0	1.0	1060	$1,200	$1.13	22d	1	0.56mi
2804 Hood Dr Bossier City, LA	3.0	1.0	1027	$1,250	$1.22	15d	1	0.59mi
2579 Airline Dr Bossier City, LA	1.0–2.0	1.0–1.5	847	$1,213	$1.43	15d	6	0.78mi
2601 Airline Dr Bossier City, LA	1.0–2.0	1.0–2.0	746	$1,510	$2.02	15d	10	0.91mi
1820 E Texas St Bossier City, LA	2.0	1.0	750	$850	$1.13	45d	1	1.08mi
3325 E Texas St Bossier City, LA	1.0–2.0	1.0–2.0	810	$950	$1.17	22d	1	1.17mi
2604 Benton Rd Bossier City, LA	1.0	1.0	713	$1,160	$1.63	15d	1	1.22mi
400 Preston Blvd Bossier City, LA	1.0	1.0	706	$870	$1.23	45d	1	1.27mi

Listing history 18 events

1. 2026-06-19
   status $108,000 Pending 51 DOM
2. 2026-06-18
   days on market $108,000 Active Contingent 51 DOM
3. 2026-06-17
   days on market $108,000 Active Contingent 50 DOM
4. 2026-06-16
   days on market $108,000 Active Contingent 49 DOM
5. 2026-06-15
   days on market $108,000 Active Contingent 48 DOM
6. 2026-06-14
   days on market $108,000 Active Contingent 46 DOM
7. 2026-06-13
   days on market $108,000 Active Contingent 45 DOM
8. 2026-06-10
   days on market $108,000 Active Contingent 43 DOM
9. 2026-06-09
   days on market $108,000 Active Contingent 42 DOM
10. 2026-06-08
    days on market $108,000 Active Contingent 41 DOM
11. 2026-06-07
    days on market $108,000 Active Contingent 40 DOM
12. 2026-06-02
    days on market $108,000 Active Contingent 35 DOM
13. 2026-06-01
    days on market $108,000 Active Contingent 34 DOM
14. 2026-05-31
    days on market $108,000 Active Contingent 33 DOM
15. 2026-05-30
    days on market $108,000 Active Contingent 32 DOM
16. 2026-05-14
    price $108,000 1587-char remark
17. 2026-04-27
    listed $110,000 Active 1587-char remark
18. 2006-06-21
    soldstatus $41,000

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $594 · $50/mo
• Expected delta: +$99/yr (+$8/mo · 20.1%)

ⓘ 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 63% 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: $14,857
• − Mortgage interest: −$6,050
• − Property taxes: −$495
• − Insurance: −$540
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,142
• Taxable income: $2,254
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $3,365/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: Bossier Parish
• NCES district ID: 2200270
• Math proficiency: 40% ▼ -32.00%
• Reading proficiency: 47% ▼ -28.00%
• Median HH income: $51,326
• Composite: 37.5/100
• National rank: #4402
• State rank: #17 of 98 in LA

Livability — Bossier City

• Score: 71/100
• State rank: #47
• US rank: #7044

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A- User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bossier City, LA
• County: Bossier Parish · 98,704 people
• City population: 91,925
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 43,925
• Household income: $65,292
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1942.0

Population outlook (Bossier County) Hauer SSP2

• Today (2025): 143,247 people
• By 2030: 151,802 · +6.0%
• By 2040: 168,194 · +17.4%
• By 2050: 183,533 · +28.1%
• By 2075: 217,009 · +51.5%
• By 2100: 230,091 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 29% Hispanic / Latino 9% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 7% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Bossier

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.3%
• 2008→2024 swing: +0.3pp no change · 2008: -43.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.0 2016: R+45.8 2012: R+45.4 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.78%
• Current HPI: 149.4336
• Rent YoY: ▲ 6.56%
• 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

+163.4% since first listed

5 events — show timeline

• 2026-06-18 Pending — NTREIS
• 2026-05-22 Contingent — NTREIS
• 2026-05-14 Price Changed $108,000 NTREIS
• 2026-04-27 Listed $110,000 NTREIS
• 2006-06-21 Sold (Public Records) $41,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $495 · -1.3% YoY. Source: county tax records.