2520 Conrad St · Bossier City, LA 71111

$145,000

3 bd · 2.0 ba · 2,004 sqft · SingleFamily public records · 1 Days on market

Built 1970 0.27 ac lot Est $226k · 36% under

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Why this score? — see what drove the B+ 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

This is a great investment or first time home buyer property. Just needs cosmetic work. Two living areas, three bedrooms, and two full baths, on a corner lot, with side entry garage. Close to all shopping, schools, and restaurants. This home is being sold as is where is NO REPAIRS! Washer, dryer and fridge remain no warranty

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Other: Corner lot size approximately 0.27 acres
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage with garage door opener; Covered parking for 2 cars; Driveway; Garage faces side
• Utilities: City water; City sewer; Cable available; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Attached property; One story; Built in 1970; Located in Greenacres 07 subdivision
• Construction: Brick construction; Preowned
• Exterior features: Covered porch(es); Corner lot

Interior

• Kitchen: Gas range; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: High-speed internet available; Two living areas; One dining area; One level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 10.7% 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); 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 75% FRL vs 41% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 44% district-wide (-12 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); 426 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $4k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 63% 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 $145,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.23% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.61%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $226,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2514 Deanie Ln	0.33mi	3/2.0	1,964 (-2%)	9mo	$229,000	$117	74
2415 Arlington	0.28mi	4/2.0 (+1)	2,021 (+1%)	12mo	$247,900	$123	71
2214 Wakefield Ave	0.38mi	3/1.5	1,854 (-8%)	4mo	$99,000	$53	65
2308 Arlington Pl	0.51mi	3/2.0	2,055 (+2%)	10mo	$220,000	$107	64
2500 La Vonne Cir	0.27mi	4/2.0 (+1)	1,823 (-9%)	5mo	$199,999	$110	64
2323 Waverly Dr	0.49mi	3/2.0	1,994 (-0%)	16mo	$209,500	$105	63
2401 Belmont Blvd	0.37mi	3/2.0	2,113 (+5%)	15mo	$239,000	$113	61
2426 Melrose Ave	0.20mi	4/2.0 (+1)	1,730 (-14%)	2mo	$239,900	$139	61
2614 Ormond Pl	0.59mi	3/2.0	1,916 (-4%)	13mo	$150,000	$78	55
2504 Douglas Dr	0.38mi	4/2.0 (+1)	1,857 (-7%)	15mo	$219,000	$118	52
2505 Ormond Pl	0.53mi	4/2.0 (+1)	1,794 (-10%)	9mo	$123,500	$69	45
2322 Waverly Dr	0.53mi	3/2.0	1,728 (-14%)	10mo	$204,900	$119	44

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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-10,220
• Equity at exit: $21,620

10-year hold

• IRR: 7.9%
• Equity multiple: 1.73×
• Total profit: $29,440
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$60
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $101

Break-even live

Break-even rent $1,651

Max offer price $145,000

Occupancy floor 89%

Sensitivity live

Price	-10% $184	-5% $142	+0% $101	+5% $60	+10% $19
Rent	-10% $-39	-5% $31	+0% $101	+5% $172	+10% $242
Rate	-1.0pp $174	-0.5pp $138	base $101	+0.5pp $64	+1.0pp $26

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.37mi
1518 Viosca St Bossier City, LA	3.0	2.0	1434	$1,200	$0.84	23d	1	0.98mi

Listing history 2 events

1. 2026-05-09
   status Pending
2. 2026-05-08
   listed $145,000 Active

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$110/yr (+$9/mo · 16.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 24% 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 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: $21,358
• − Mortgage interest: −$8,122
• − Property taxes: −$688
• − Insurance: −$5,844
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$4,218
• Taxable loss: −$931
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $1,441/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

2 events — show timeline

• 2026-05-09 Pending — NTREIS
• 2026-05-08 Listed $145,000 NTREIS

Property tax history

-3.6%/yr

Latest (2025): $688 · -1.3% YoY. Source: county tax records.