2418 Melrose Ave · Bossier City, LA 71111

$215,000

4 bd · 2.0 ba · 1,643 sqft · SingleFamily public records · 32 Days on market

Built 1970 9,801 sqft lot $131/sqft · at area comps Est $212k · at est. ↓ 4% since listing

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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 +14.7/30.0
• ARV discount +6.9/15.0
• DSCR +4.5/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this absolute showstopper! This top-to-bottom remodel perfectly blends modern chic with cozy charm. The Heart of the HomeCook like a pro in your stunning new kitchen! It features sparkling granite countertops, a brand-new sink, and high-end appliances—including a double oven perfect for holiday hosting. Spa-Like RetreatsBoth full bathrooms have been transformed with custom tile showers, elegant granite vanities, and all-new plumbing from the pipes to the faucets. Fresh & BrightDesigner Touch: New light fixtures and fresh paint inside and out. Space to Grow: Four spacious bedrooms and a formal dining room. Bonus Storage: A massive utility room with enough space fo

Key facts

• New kitchen
• Custom tile showers
• Massive utility room

Tags

• NEW KITCHEN
• DOUBLE OVEN
• CUSTOM TILE SHOWERS
• GRANITE VANITIES
• MASSIVE UTILITY ROOM
• BACK PATIO

Property features AI

Finance

• Other: Subdivision: Greenacres Sub; Directions: On Melrose between Airline and Benton road
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No HOA / association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Driveway
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Natural gas available; Concrete, curbs and sidewalk available
• Home design: Single-family residence; One story; Property attached: Yes
• Construction: Brick construction; Asphalt roof; Slab foundation; Built in 1970 (preowned)
• Exterior features: Covered porch; Covered patio/porch; Back yard fencing; Chain link fence; Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Gas oven; Microwave
• Bedrooms: Primary bedroom on main level; Total of 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Cathedral ceilings; Decorative lighting; Granite counters; Kitchen island; Cable TV available; High-speed internet available; Window coverings
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $55 ($657/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 $174k (19.0% below list).
• Recommended offer: $174k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Bossier Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 222 students, 93% FRL) — zoned schools average 93% FRL vs 41% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 44% district-wide (-31 pts) — the specific schools serving this property underperform the Bossier Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.6%/yr); 421 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 32 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $174,097 (19.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (median comp): $212,005
• List price: $215,000
• Delta: 1.41%
• 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
2426 Melrose Ave	0.05mi	4/2.0	1,730 (+5%)	2mo	$239,900	$139	87
2502 Ashland Ave	0.19mi	3/2.0 (-1)	1,648 (+0%)	5mo	$202,000	$123	82
2512 Belmont Blvd	0.18mi	3/1.5 (-1)	1,630 (-1%)	4mo	$89,300	$55	80
2520 Conrad St	0.25mi	3/2.0 (-1)	1,600 (-3%)	0mo	$145,000	$91	79
2403 Douglas Dr	0.32mi	3/2.0 (-1)	1,628 (-1%)	2mo	$199,900	$123	77
2433 Melrose Ave	0.06mi	4/2.0	1,459 (-11%)	5mo	$120,500	$83	75
2500 La Vonne Cir	0.26mi	4/2.0	1,823 (+11%)	4mo	$199,999	$110	66
2602 Ashland Ave	0.28mi	3/2.0 (-1)	1,480 (-10%)	1mo	$210,000	$142	65
2517 Conrad St	0.23mi	3/2.0 (-1)	1,469 (-11%)	3mo	$200,000	$136	64
2524 Belmont Blvd	0.25mi	3/2.0 (-1)	1,463 (-11%)	2mo	$154,900	$106	64
2407 Douglas Dr	0.31mi	3/2.0 (-1)	1,486 (-10%)	2mo	$179,900	$121	63
2214 Wakefield Ave	0.41mi	3/1.5 (-1)	1,854 (+13%)	4mo	$99,000	$53	49

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-24,967
• Equity at exit: $32,057

10-year hold

• IRR: 2.2%
• Equity multiple: 1.18×
• Total profit: $10,965
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$104 /mo · $1,242/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $55

Break-even live

Break-even rent $1,672

Max offer price $215,000

Occupancy floor 92%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2505 Douglas Dr Bossier City, LA	4.0	2.0	1640	$1,700	$1.04	43d	1	0.27mi
2400 Broadway Dr Bossier City, LA	3.0	1.0	1295	$1,450	$1.12	13d	1	0.70mi
1518 Viosca St Bossier City, LA	3.0	2.0	1434	$1,200	$0.84	21d	1	0.91mi
3009 Gaines St Bossier City, LA	3.0	1.0	1060	$1,200	$1.13	21d	1	0.96mi
3200 Cottonwood St Bossier City, LA	4.0	2.0	1116	$1,075	$0.96	21d	1	1.17mi
1005 Clarence St Bossier City, LA	3.0	2.0	1203	$1,300	$1.08	43d	1	1.19mi

Listing history 7 events

1. 2026-06-03
   status $215,000 Pending 32 DOM
2. 2026-06-02
   days on market $215,000 Active 32 DOM
3. 2026-06-01
   days on market $215,000 Active 31 DOM
4. 2026-05-31
   days on market $215,000 Active 30 DOM
5. 2026-05-30
   days on market $215,000 Active 29 DOM
6. 2026-05-12
   price $219,000 881-char remark
7. 2026-05-01
   listed $225,000 Active 881-char remark

ⓘ 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: $1,242 · $104/mo
• Projected year-2 tax: $1,242 · $104/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $20,892
• − Mortgage interest: −$12,043
• − Property taxes: −$1,242
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$6,255
• Taxable loss: −$3,066
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $1,393/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

-4.4% since first listed

4 events — show timeline

• 2026-06-02 Pending — NTREIS
• 2026-05-21 Price Changed $215,000 NTREIS
• 2026-05-12 Price Changed $219,000 NTREIS
• 2026-05-01 Listed $225,000 NTREIS

Property tax history

-1.9%/yr

Latest (2025): $1,242 · -1.3% YoY. Source: county tax records.