6009 Pepperwood Cir · Bossier City, LA 71111

$264,900

3 bd · 2.0 ba · 1,649 sqft · SingleFamily public records · 151 Days on market

Built 1996 8,930 sqft lot $161/sqft · at area comps Est $267k · 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 +11.4/30.0
• ARV discount +7.9/15.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming brick residence nestled in the highly desirable Stockwell Place neighborhood. This well-appointed home offers 3 bedrooms and 2 bathrooms, featuring a blend of tile and wood flooring throughout. The spacious living room is the heart of the home, highlighted by a classic brick fireplace, custom built-ins, and expansive windows that fill the space with natural light while overlooking the backyard. The kitchen is designed for both function and flow, boasting abundant counter space, a center island, and a seamless view into the generous dining area complete with a cozy window seat—perfect for everyday living or entertaining. Retreat to the large primary suite, which features a private ensuite bath with a double vanity, jetted tub, and walk-in shower. Step outside to enjoy the covered patio and fully fenced backyard, offering plenty of space for outdoor living, along with a convenient storage shed. Ideally located in North Bossier, this home is close to major amenities, shopping, dining, and top-rated schools. A wonderful opportunity to enjoy comfort, space, and an exceptional location.

Key facts

• Brick residence
• Expansive windows
• Custom built-ins

Tags

• BRICK RESIDENCE
• CLASSIC BRICK FIREPLACE
• CUSTOM BUILT-INS
• EXPANSIVE WINDOWS
• ABUNDANT COUNTER SPACE
• CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (24.9% below list).
• Recommended offer: $199k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Bossier City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 421 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 37% 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 $2k of loan paydown is wiped out by about $8k 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 151 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $180k; 47% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,067 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 11.1

CMA / ARV

• ARV (median comp): $267,450
• List price: $264,900
• Delta: -0.95%
• 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
2409 Stockwell Rd	0.23mi	3/2.0	1,667 (+1%)	1mo	$165,000	$99	86
6012 Pepperwood Cir	0.03mi	4/2.0 (+1)	1,772 (+8%)	3mo	$269,900	$152	78
2308 Stockwell Rd	0.14mi	3/2.0	1,501 (-9%)	3mo	$230,000	$153	76
2186 Stockwell Rd	0.39mi	3/2.0	1,541 (-6%)	1mo	$297,500	$193	70
113 Red Fox Cir	0.67mi	3/2.0	1,645 (-0%)	1mo	$244,500	$149	67
5900 Stockwood St	0.56mi	3/2.0	1,728 (+5%)	3mo	$245,000	$142	63
2200 Middle Creek Blvd	0.53mi	3/2.0	1,768 (+7%)	2mo	$279,000	$158	62
2508 Cole Cir	0.54mi	3/2.0	1,741 (+6%)	5mo	$266,900	$153	62
2103 Sandhurst St	0.74mi	3/2.0	1,610 (-2%)	2mo	$220,000	$137	60
6004 Summerville Ln	0.74mi	3/2.0	1,524 (-8%)	3mo	$249,900	$164	50
8204 Heatherbrook Cir	0.70mi	3/2.0	1,422 (-14%)	2mo	$204,999	$144	43
3112 Heatherbrook Dr	0.74mi	3/2.0	1,413 (-14%)	5mo	$215,000	$152	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: -15.3%
• Equity multiple: 0.44×
• Total profit: $-41,607
• Equity at exit: $39,497

10-year hold

• IRR: -2.0%
• Equity multiple: 0.84×
• Total profit: $-11,629
• Equity at exit: $22,904

Cash invested: $74,172 (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: 421
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$167 /mo · $2,007/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-94

Break-even live

Break-even rent $2,110

Max offer price $248,269

Occupancy floor 100%

Sensitivity live

Price	-10% $56	-5% $-19	+0% $-94	+5% $-169	+10% $-244
Rent	-10% $-251	-5% $-173	+0% $-94	+5% $-16	+10% $63
Rate	-1.0pp $39	-0.5pp $-27	base $-94	+0.5pp $-163	+1.0pp $-233

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6011 Jason St Bossier City, LA	3.0	2.0	1887	$2,000	$1.06	14d	1	0.47mi
2523 Brookhaven Dr Bossier City, LA	3.0	2.0	1800	$1,950	$1.08	21d	1	0.48mi
2201 Hickory Ridge Dr Bossier City, LA	4.0	2.0	1900	$1,950	$1.03	21d	1	0.52mi
8052 Fernwood Cir Haughton, LA	3.0	2.0	2005	$1,850	$0.92	14d	1	0.55mi
6021 Whitney Dr Bossier City, LA	4.0	2.0	1780	$2,100	$1.18	44d	1	0.58mi
8509 Woodhill Ln Haughton, LA	3.0	2.0	1451	$1,650	$1.14	44d	1	0.96mi
369 Wood Spgs Haughton, LA	4.0	2.0	1890	$2,300	$1.22	14d	1	1.16mi
701 Fir Wood Ln Haughton, LA	4.0	3.0	2065	$2,400	$1.16	44d	1	1.19mi

Listing history 23 events

1. 2026-06-17
   days on market $264,900 Active 151 DOM
2. 2026-06-16
   days on market $264,900 Active 150 DOM
3. 2026-06-15
   days on market $264,900 Active 149 DOM
4. 2026-06-14
   days on market $264,900 Active 147 DOM
5. 2026-06-13
   days on market $264,900 Active 146 DOM
6. 2026-06-10
   days on market $264,900 Active 144 DOM
7. 2026-06-09
   days on market $264,900 Active 143 DOM
8. 2026-06-08
   days on market $264,900 Active 142 DOM
9. 2026-06-07
   days on market $264,900 Active 141 DOM
10. 2026-06-02
    days on market $264,900 Active 136 DOM
11. 2026-06-01
    days on market $264,900 Active 135 DOM
12. 2026-05-31
    days on market $264,900 Active 134 DOM
13. 2026-05-30
    days on market $264,900 Active 133 DOM
14. 2026-05-01
    status Active 1133-char remark

    Show marketing remark (1133 chars)

    Welcome home to this charming brick residence nestled in the highly desirable Stockwell Place neighborhood. This well-appointed home offers 3 bedrooms and 2 bathrooms, featuring a blend of tile and wood flooring throughout. The spacious living room is the heart of the home, highlighted by a classic brick fireplace, custom built-ins, and expansive windows that fill the space with natural light while overlooking the backyard. The kitchen is designed for both function and flow, boasting abundant counter space, a center island, and a seamless view into the generous dining area complete with a cozy window seat—perfect for everyday living or entertaining. Retreat to the large primary suite, which features a private ensuite bath with a double vanity, jetted tub, and walk-in shower. Step outside to enjoy the covered patio and fully fenced backyard, offering plenty of space for outdoor living, along with a convenient storage shed. Ideally located in North Bossier, this home is close to major amenities, shopping, dining, and top-rated schools. A wonderful opportunity to enjoy comfort, space, and an exceptional location.

15. 2026-04-26
    status Pending 1133-char remark

    Show marketing remark (1133 chars)

    Welcome home to this charming brick residence nestled in the highly desirable Stockwell Place neighborhood. This well-appointed home offers 3 bedrooms and 2 bathrooms, featuring a blend of tile and wood flooring throughout. The spacious living room is the heart of the home, highlighted by a classic brick fireplace, custom built-ins, and expansive windows that fill the space with natural light while overlooking the backyard. The kitchen is designed for both function and flow, boasting abundant counter space, a center island, and a seamless view into the generous dining area complete with a cozy window seat—perfect for everyday living or entertaining. Retreat to the large primary suite, which features a private ensuite bath with a double vanity, jetted tub, and walk-in shower. Step outside to enjoy the covered patio and fully fenced backyard, offering plenty of space for outdoor living, along with a convenient storage shed. Ideally located in North Bossier, this home is close to major amenities, shopping, dining, and top-rated schools. A wonderful opportunity to enjoy comfort, space, and an exceptional location.

16. 2026-03-25
    price $254,900 1133-char remark

    Show marketing remark (1133 chars)

    Welcome home to this charming brick residence nestled in the highly desirable Stockwell Place neighborhood. This well-appointed home offers 3 bedrooms and 2 bathrooms, featuring a blend of tile and wood flooring throughout. The spacious living room is the heart of the home, highlighted by a classic brick fireplace, custom built-ins, and expansive windows that fill the space with natural light while overlooking the backyard. The kitchen is designed for both function and flow, boasting abundant counter space, a center island, and a seamless view into the generous dining area complete with a cozy window seat—perfect for everyday living or entertaining. Retreat to the large primary suite, which features a private ensuite bath with a double vanity, jetted tub, and walk-in shower. Step outside to enjoy the covered patio and fully fenced backyard, offering plenty of space for outdoor living, along with a convenient storage shed. Ideally located in North Bossier, this home is close to major amenities, shopping, dining, and top-rated schools. A wonderful opportunity to enjoy comfort, space, and an exceptional location.

17. 2026-01-12
    listed $259,900 Active 1133-char remark

    Show marketing remark (1133 chars)

    Welcome home to this charming brick residence nestled in the highly desirable Stockwell Place neighborhood. This well-appointed home offers 3 bedrooms and 2 bathrooms, featuring a blend of tile and wood flooring throughout. The spacious living room is the heart of the home, highlighted by a classic brick fireplace, custom built-ins, and expansive windows that fill the space with natural light while overlooking the backyard. The kitchen is designed for both function and flow, boasting abundant counter space, a center island, and a seamless view into the generous dining area complete with a cozy window seat—perfect for everyday living or entertaining. Retreat to the large primary suite, which features a private ensuite bath with a double vanity, jetted tub, and walk-in shower. Step outside to enjoy the covered patio and fully fenced backyard, offering plenty of space for outdoor living, along with a convenient storage shed. Ideally located in North Bossier, this home is close to major amenities, shopping, dining, and top-rated schools. A wonderful opportunity to enjoy comfort, space, and an exceptional location.

18. 2012-10-22
    soldstatus $180,000
19. 2010-08-13
    soldstatus
20. 2010-04-05
    soldstatus $175,000
21. 2003-08-12
    soldstatus $150,500
22. 1999-01-11
    soldstatus $124,000
23. 1996-07-22
    soldstatus $167,000

ⓘ 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: $2,007 · $167/mo
• Projected year-2 tax: $2,007 · $167/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 · 23 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: $23,888
• − Mortgage interest: −$14,839
• − Property taxes: −$2,007
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$7,706
• Taxable loss: −$5,810
• Est. tax savings @ 24.0%: +$1,394
• After-tax cash flow: $265/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

+52.6% since first listed

10 events — show timeline

• 2026-05-01 Relisted — NTREIS
• 2026-04-26 Pending — NTREIS
• 2026-03-25 Price Changed $254,900 NTREIS
• 2026-01-12 Listed $259,900 NTREIS
• 2012-10-22 Sold (Public Records) $180,000 Public Records
• 2010-08-13 Sold (Public Records) — Public Records
• 2010-04-05 Sold (Public Records) $175,000 Public Records
• 2003-08-12 Sold (Public Records) $150,500 Public Records
• 1999-01-11 Sold (Public Records) $124,000 Public Records
• 1996-07-22 Sold (Public Records) $167,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $2,007 · -1.3% YoY. Source: county tax records.