3120 Stockwell Rd · Bossier City, LA 71111

$206,500

3 bd · 2.0 ba · 1,547 sqft · SingleFamily public records · 102 Days on market

Built 2001 9,801 sqft lot $133/sqft · 16% below area Est $247k · 16% under

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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 +19.4/30.0
• ARV discount +14.9/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• 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 MLS

Property has 3 bedrooms and 2 baths. Convent location for schools and shopping. This is a nice family home with high ceilings with crown molding and nice sized rooms. Home has a fire place and other great features including a large backyard. Come check out this property....it won't last long. This property may qualify for Seller Financing (Vendee). Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; Lender Pre-Approval letter for offers (dated within last 30 days No Survey Available.

Key facts

• Large backyard
• Convenient location
• High ceilings

Tags

• CONVENIENT LOCATION
• LARGE BACKYARD
• HIGH CEILINGS
• CROWN MOLDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/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 $198k (4.1% below list).
• Recommended offer: $188k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Market conditions: Rents rising fast (+6.6%/yr); 425 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/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 $6k 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

• It's been on market 102 days — a 9% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $163k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $187,915 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (median comp): $247,143
• List price: $206,500
• Delta: -16.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2308 Stockwell Rd	0.22mi	3/2.0	1,501 (-3%)	3mo	$230,000	$153	82
2409 Stockwell Rd	0.11mi	3/2.0	1,667 (+8%)	1mo	$165,000	$99	81
6009 Tracy Ln	0.20mi	3/2.0	1,604 (+4%)	7mo	$237,000	$148	79
2186 Stockwell Rd	0.72mi	3/2.0	1,541 (-0%)	1mo	$297,500	$193	65
2508 Cole Cir	0.25mi	3/2.0	1,741 (+12%)	5mo	$266,900	$153	64
2198 Stockwell Rd	0.65mi	3/2.0	1,546 (-0%)	8mo	$247,000	$160	63
3207 Pine Haven Ln	0.66mi	3/2.0	1,442 (-7%)	1mo	$219,000	$152	58
113 Red Fox Cir	0.68mi	3/2.0	1,645 (+6%)	1mo	$244,500	$149	57
8204 Heatherbrook Cir	0.62mi	3/2.0	1,422 (-8%)	2mo	$204,999	$144	56
3112 Heatherbrook Dr	0.60mi	3/2.0	1,413 (-9%)	5mo	$215,000	$152	54
6012 Pepperwood Cir	0.36mi	4/2.0 (+1)	1,772 (+14%)	3mo	$269,900	$152	51
111 Red Fox Cir	0.67mi	4/2.0 (+1)	1,724 (+11%)	9mo	$274,900	$159	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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-11,485
• Equity at exit: $30,790

10-year hold

• IRR: 8.1%
• Equity multiple: 1.71×
• Total profit: $41,203
• Equity at exit: $17,854

Cash invested: $57,820 (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: 425
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$1,083
• Tax from tax record: −$165 /mo · $1,986/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $230

Break-even live

Break-even rent $1,689

Max offer price $206,500

Occupancy floor 83%

Sensitivity live

Price	-10% $347	-5% $289	+0% $230	+5% $172	+10% $113
Rent	-10% $74	-5% $152	+0% $230	+5% $308	+10% $387
Rate	-1.0pp $334	-0.5pp $283	base $230	+0.5pp $177	+1.0pp $122

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: $51,625
• Closing costs: $6,195
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 Brookhaven Dr Bossier City, LA	3.0	2.0	1800	$1,950	$1.08	22d	1	0.22mi
6011 Jason St Bossier City, LA	3.0	2.0	1887	$2,000	$1.06	14d	1	0.25mi
8052 Fernwood Cir Haughton, LA	3.0	2.0	2005	$1,850	$0.92	14d	1	0.29mi
6021 Whitney Dr Bossier City, LA	4.0	2.0	1780	$2,100	$1.18	44d	1	0.33mi
2201 Hickory Ridge Dr Bossier City, LA	4.0	2.0	1900	$1,950	$1.03	22d	1	0.78mi
8509 Woodhill Ln Haughton, LA	3.0	2.0	1451	$1,650	$1.14	44d	1	0.81mi
701 Fir Wood Ln Haughton, LA	4.0	3.0	2065	$2,400	$1.16	44d	1	1.20mi
369 Wood Spgs Haughton, LA	4.0	2.0	1890	$2,300	$1.22	14d	1	1.22mi

Listing history 15 events

1. 2026-05-13
   historical Active Option Contract 641-char remark

   Show marketing remark (641 chars)

   Property has 3 bedrooms and 2 baths. Convent location for schools and shopping. This is a nice family home with high ceilings with crown molding and nice sized rooms. Home has a fire place and other great features including a large backyard. Come check out this property....it won't last long. This property may qualify for Seller Financing (Vendee). Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; Lender Pre-Approval letter for offers (dated within last 30 days No Survey Available.

2. 2026-04-24
   price $206,500 641-char remark

   Show marketing remark (641 chars)

   Property has 3 bedrooms and 2 baths. Convent location for schools and shopping. This is a nice family home with high ceilings with crown molding and nice sized rooms. Home has a fire place and other great features including a large backyard. Come check out this property....it won't last long. This property may qualify for Seller Financing (Vendee). Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; Lender Pre-Approval letter for offers (dated within last 30 days No Survey Available.

3. 2026-03-19
   price $216,500 641-char remark

   Show marketing remark (641 chars)

   Property has 3 bedrooms and 2 baths. Convent location for schools and shopping. This is a nice family home with high ceilings with crown molding and nice sized rooms. Home has a fire place and other great features including a large backyard. Come check out this property....it won't last long. This property may qualify for Seller Financing (Vendee). Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; Lender Pre-Approval letter for offers (dated within last 30 days No Survey Available.

4. 2026-02-08
   listed $227,500 Active 641-char remark

   Show marketing remark (641 chars)

   Property has 3 bedrooms and 2 baths. Convent location for schools and shopping. This is a nice family home with high ceilings with crown molding and nice sized rooms. Home has a fire place and other great features including a large backyard. Come check out this property....it won't last long. This property may qualify for Seller Financing (Vendee). Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; Lender Pre-Approval letter for offers (dated within last 30 days No Survey Available.

5. 2024-01-23
   status Pending
6. 2023-11-28
   price $224,900
7. 2023-11-03
   status Active
8. 2023-08-26
   historical
9. 2023-07-26
   listed $235,000
10. 2022-05-17
    status Active
11. 2022-05-13
    status Active
12. 2022-05-09
    historical
13. 2022-04-08
    listed $215,000
14. 2007-11-15
    soldstatus $163,000
15. 2000-09-22
    soldstatus $109,800

ⓘ 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: $1,986 · $165/mo
• Projected year-2 tax: $1,986 · $165/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,765
• − Mortgage interest: −$11,567
• − Property taxes: −$1,986
• − Insurance: −$1,032
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$6,007
• Taxable loss: −$630
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $2,913/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

+88.1% since first listed

15 events — show timeline

• 2026-05-13 Contingent — NTREIS
• 2026-04-24 Price Changed $206,500 NTREIS
• 2026-03-19 Price Changed $216,500 NTREIS
• 2026-02-08 Listed $227,500 NTREIS
• 2024-01-23 Pending — NTREIS
• 2023-11-28 Price Changed $224,900 NTREIS
• 2023-11-03 Relisted — NTREIS
• 2023-08-26 Listing Removed — NTREIS
• 2023-07-26 Listed $235,000 NTREIS
• 2022-05-17 Relisted — NTREIS
• 2022-05-13 Relisted — NTREIS
• 2022-05-09 Listing Removed — NTREIS
• 2022-04-08 Listed $215,000 NTREIS
• 2007-11-15 Sold (Public Records) $163,000 Public Records
• 2000-09-22 Sold (Public Records) $109,800 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,986 · -1.3% YoY. Source: county tax records.