3816 Shadow Bend Dr · Red Chute, LA 71037

$226,900

3 bd · 2.0 ba · 1,413 sqft · SingleFamily public records · 4 Days on market

Built 1994 0.26 ac lot $161/sqft · at area comps Est $225k · at est.

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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 +15.7/30.0
• ARV discount +7.2/15.0
• DSCR +4.9/10.0
• Schools +3.8/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Dogwood SPECIAL! Are you looking for your next project. Look no further. This house is ready for some TLC. Located on a dead end, snuggled in Dogwood Place. Perfect for an investor or a first time home buyer that is not afraid to roll up their sleeves.

Key facts

• Fully renovated
• Peaceful wooded view
• 0.26 acre lot

Tags

• FULLY RENOVATED
• NEW GRANITE COUNTERTOPS
• FULLY FENCED BACKYARD
• PEACEFUL WOODED VIEW

Property features AI

Finance

• Other: Subdivision: Dogwood Park Unit 19; Municipal utility district: No
• Financial info: Accepts Cash, Conventional, FHA, VA financing; Second mortgage: No; Loan type: Treat As Clear
• HOA & community: Voluntary homeowners association (Dogwood HOA); HOA management phone: [phone]

Exterior

• Parking: 2-car attached garage; Garage faces front; 2 covered parking spaces
• Security: Carbon monoxide detector(s); Fire alarm
• Utilities: City water; City sewer; Electricity available; Cable available
• Home design: Single family residence; One story; Residential property; Not attached to another property
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1994
• Exterior features: Fenced yard; Covered patio/porch; Partially wooded lot

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom on main level with walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Eat-in kitchen; Granite counters; Pantry; Bay window(s)
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (17.2% below list).
• Recommended offer: $188k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.7% in Red Chute — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#290 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, 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: Stockwell Place Elementary School (math 72% / reading 67%, grade A-, #27 of 646 statewide, top 5%, 594 students, 45% FRL); Cope Middle School (math 42% / reading 54%, grade C-, #35 of 218 statewide, top 16%, 836 students, 58% FRL); Airline High School (math 49% / reading 56%, grade C-, #30 of 265 statewide, top 12%, 2,021 students, 56% FRL).
• Zoned-school proficiency averages 57% at this address vs 44% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Bossier Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 335 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,860 (17.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (median comp): $225,191
• List price: $226,900
• Delta: 0.76%
• 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
3816 Shadow Bend Dr	0.00mi	3/2.0	1,413 (0%)	0mo	$226,900	$161	100
3709 Shadow Bend Dr	0.12mi	3/2.0	1,490 (+5%)	2mo	$220,000	$148	84
3516 Woodvine Cir	0.25mi	3/2.0	1,347 (-5%)	6mo	$197,000	$146	76
3207 Pine Haven Ln	0.61mi	3/2.0	1,442 (+2%)	1mo	$219,000	$152	68
3514 Shadow Wood Dr	0.26mi	3/2.0	1,550 (+10%)	6mo	$220,000	$142	67
3112 Heatherbrook Dr	0.67mi	3/2.0	1,413 (0%)	5mo	$215,000	$152	65
2903 Loriwood Dr	0.65mi	3/2.0	1,450 (+3%)	8mo	$229,000	$158	59
8517 Woodhill Ln	0.53mi	3/2.0	1,500 (+6%)	9mo	$219,500	$146	58
8417 Edgewood Dr	0.54mi	3/2.0	1,450 (+3%)	16mo	$199,900	$138	57
3118 Woodhue Cir	0.48mi	3/2.0	1,583 (+12%)	8mo	$249,900	$158	51
3423 Ginger Dr	0.49mi	3/2.0	1,505 (+6%)	19mo	$215,000	$143	50
8410 Woodhill Ln	0.51mi	3/2.0	1,542 (+9%)	16mo	$240,000	$156	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-30,411
• Equity at exit: $33,832

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-18,533
• Equity at exit: $19,618

Cash invested: $63,532 (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 71037

• Home prices YoY: -27.8%
• Active inventory: 335
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$1,190
• Tax from tax record: −$99 /mo · $1,182/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $101

Break-even live

Break-even rent $1,751

Max offer price $226,900

Occupancy floor 90%

Sensitivity live

Price	-10% $230	-5% $165	+0% $101	+5% $37	+10% $-27
Rent	-10% $-47	-5% $27	+0% $101	+5% $175	+10% $250
Rate	-1.0pp $215	-0.5pp $159	base $101	+0.5pp $42	+1.0pp $-17

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: $56,725
• Closing costs: $6,807
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8509 Woodhill Ln Haughton, LA	3.0	2.0	1451	$1,650	$1.14	45d	1	0.51mi
2523 Brookhaven Dr Bossier City, LA	3.0	2.0	1800	$1,950	$1.08	23d	1	1.07mi
6021 Whitney Dr Bossier City, LA	4.0	2.0	1780	$2,100	$1.18	45d	1	1.09mi

Listing history 8 events

1. 2026-05-05
   status Pending 954-char remark
2. 2026-05-01
   listed $226,900 Active 954-char remark
3. 2026-02-26
   soldstatus $145,000
4. 2026-02-25
   soldstatus Closed 252-char remark

   Show marketing remark (252 chars)

   Dogwood SPECIAL! Are you looking for your next project. Look no further. This house is ready for some TLC. Located on a dead end, snuggled in Dogwood Place. Perfect for an investor or a first time home buyer that is not afraid to roll up their sleeves.

5. 2026-02-11
   status Pending 252-char remark

   Show marketing remark (252 chars)

   Dogwood SPECIAL! Are you looking for your next project. Look no further. This house is ready for some TLC. Located on a dead end, snuggled in Dogwood Place. Perfect for an investor or a first time home buyer that is not afraid to roll up their sleeves.

6. 2026-02-09
   price $175,000 252-char remark

   Show marketing remark (252 chars)

   Dogwood SPECIAL! Are you looking for your next project. Look no further. This house is ready for some TLC. Located on a dead end, snuggled in Dogwood Place. Perfect for an investor or a first time home buyer that is not afraid to roll up their sleeves.

7. 2025-12-15
   listed $180,000 Active 252-char remark

   Show marketing remark (252 chars)

   Dogwood SPECIAL! Are you looking for your next project. Look no further. This house is ready for some TLC. Located on a dead end, snuggled in Dogwood Place. Perfect for an investor or a first time home buyer that is not afraid to roll up their sleeves.

8. 2008-02-15
   soldstatus $148,000

ⓘ 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: $1,182 · $99/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: +$66/yr (+$5/mo · 5.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $22,543
• − Mortgage interest: −$12,710
• − Property taxes: −$1,182
• − Insurance: −$1,134
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$6,601
• Taxable loss: −$2,691
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $1,860/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 — Red Chute

• Score: 58/100
• State rank: #290
• US rank: #20659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Chute, LA
• County: Bossier Parish · 98,704 people
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 21,192
• Household income: $78,571
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 171.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -59.53%
• Current HPI: 154.5064
• Rent YoY: —
• 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

+55.4% since first listed

10 events — show timeline

• 2026-06-08 Sold (Public Records) $230,000 Public Records
• 2026-06-08 Sold (MLS) — NTREIS
• 2026-05-05 Pending — NTREIS
• 2026-05-01 Listed $226,900 NTREIS
• 2026-02-26 Sold (Public Records) $145,000 Public Records
• 2026-02-25 Sold (MLS) — NTREIS
• 2026-02-11 Pending — NTREIS
• 2026-02-09 Price Changed $175,000 NTREIS
• 2025-12-15 Listed $180,000 NTREIS
• 2008-02-15 Sold (Public Records) $148,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,182 · +0.6% YoY. Source: county tax records.