1902 Traffic St · Bossier City, LA 71111

$85,000

3 bd · 1.5 ba · 924 sqft · SingleFamily public records · 32 Days on market

Built 1980 950 sqft lot $92/sqft · 41% above area Est $65k · 30% over

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

Listing remarks MLS

DO NOT MISS THIS GREAT OPPORTUNITY * INVESTOR OPPORTUNITY * OWNER WOULD LIKE TO SELL 18 PROPERTIES PLUS 2 VACANT LOTS TOGETHER, BUT PROPERTIES ARE LISTED INDIVIDUALLY * CURRENTLY ALL ARE OCCUPIED EXCEPT 2 HOMES * PROPERTIES ARE CLOSE TO THE BOARDWALK AND DOWNTOWN SHREVEPORT * MINUTES FROM SHOPPING AND DINING * DO NOT MISS THIS ONE! SEE MLS: 14661296, 14661352, 14661520, 14661571, 14661602, 14661633, 14661652, 14661675, 14661696, 14661712, 14661721, 14661960, 14661965, 14661973, & 14661994

Key facts

• Parking
• Built 1980
• Listed 31 days

Property features AI

Finance

• Other: Lot approximately 950 sq ft (about 0.0218 acres)
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Carport (1 covered carport space)
• Utilities: City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Built in 1980; Entry level: 1
• Construction: Year built 1980
• Exterior features: City sewer; Located in Hunter Subdivision; Directions: 1902 Traffic St, Bossier City

Interior

• Kitchen: Includes other appliances
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Eat-in kitchen; One level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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); 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago 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 $16k; list at $85k implies a 446% gain — meaningful room to come down on a strong offer.

Recommended offer $82,450 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.55% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.84%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

• ARV (median comp): $65,271
• List price: $85,000
• Delta: 30.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 Joannes St	0.28mi	3/1.0	851 (-8%)	14mo	$25,000	$29	60
424 Berry St	0.12mi	3/1.0	1,020 (+10%)	19mo	$44,000	$43	59

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: 24.4%
• Equity multiple: 2.05×
• Total profit: $24,994
• Equity at exit: $12,674

10-year hold

• IRR: 34.3%
• Equity multiple: 4.65×
• Total profit: $86,921
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$446
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $532

Break-even live

Break-even rent $646

Max offer price $85,000

Occupancy floor 55%

Sensitivity live

Price	-10% $580	-5% $556	+0% $532	+5% $508	+10% $484
Rent	-10% $428	-5% $480	+0% $532	+5% $584	+10% $637
Rate	-1.0pp $575	-0.5pp $554	base $532	+0.5pp $510	+1.0pp $488

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Kelly St Bossier City, LA	2.0	1.0	598	$1,300	$2.17	14d	1	0.17mi
309 Edwards St Bossier City, LA	3.0	1.0	804	$815	$1.01	22d	1	0.34mi
301 Edwards St Bossier City, LA	2.0	1.0	900	$1,175	$1.31	22d	1	0.34mi
321 Edwards St Bossier City, LA	2.0	1.0	676	$750	$1.11	44d	1	0.34mi
1820 E Texas St Bossier City, LA	2.0	1.0	750	$850	$1.13	44d	1	0.70mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	22d	1	1.24mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	22d	7	1.38mi
1525 Debra St Bossier City, LA	3.0	1.0	1033	$975	$0.94	22d	1	1.45mi

Listing history 25 events

1. 2026-06-01
   days on market $85,000 Active 32 DOM
2. 2026-05-31
   days on market $85,000 Active 31 DOM
3. 2026-05-30
   days on market $85,000 Active 30 DOM
4. 2026-05-01
   historical $850
5. 2026-04-30
   listed $85,000 Active
6. 2026-03-30
   price $850
7. 2025-11-08
   price $950
8. 2025-11-07
   listed $499
9. 2025-10-09
   historical $499
10. 2025-10-04
    listed $499
11. 2025-08-07
    historical $499
12. 2025-07-26
    price $499
13. 2025-07-10
    price $600
14. 2025-06-12
    listed $700
15. 2024-10-25
    historical
16. 2024-04-24
    listed $75,000 Active
17. 2023-09-10
    historical
18. 2021-11-30
    soldstatus Sold

    Show marketing remark (511 chars)

    DO NOT MISS THIS GREAT OPPORTUNITY * INVESTOR OPPORTUNITY * OWNER WOULD LIKE TO SELL 18 PROPERTIES PLUS 2 VACANT LOTS TOGETHER, BUT PROPERTIES ARE LISTED INDIVIDUALLY * CURRENTLY ALL ARE OCCUPIED EXCEPT 2 HOMES * PROPERTIES ARE CLOSE TO THE BOARDWALK AND DOWNTOWN SHREVEPORT * MINUTES FROM SHOPPING AND DINING * DO NOT MISS THIS ONE! SEE MLS: 14661296, 14661352, 14661520, 14661571, 14661602, 14661633, 14661652, 14661675, 14661696, 14661712, 14661721, 14661960, 14661965, 14661973, & 14661994

19. 2021-09-22
    historical Active Contingent

    Show marketing remark (511 chars)

    DO NOT MISS THIS GREAT OPPORTUNITY * INVESTOR OPPORTUNITY * OWNER WOULD LIKE TO SELL 18 PROPERTIES PLUS 2 VACANT LOTS TOGETHER, BUT PROPERTIES ARE LISTED INDIVIDUALLY * CURRENTLY ALL ARE OCCUPIED EXCEPT 2 HOMES * PROPERTIES ARE CLOSE TO THE BOARDWALK AND DOWNTOWN SHREVEPORT * MINUTES FROM SHOPPING AND DINING * DO NOT MISS THIS ONE! SEE MLS: 14661296, 14661352, 14661520, 14661571, 14661602, 14661633, 14661652, 14661675, 14661696, 14661712, 14661721, 14661960, 14661965, 14661973, & 14661994

20. 2021-09-02
    price $62,500

    Show marketing remark (511 chars)

    DO NOT MISS THIS GREAT OPPORTUNITY * INVESTOR OPPORTUNITY * OWNER WOULD LIKE TO SELL 18 PROPERTIES PLUS 2 VACANT LOTS TOGETHER, BUT PROPERTIES ARE LISTED INDIVIDUALLY * CURRENTLY ALL ARE OCCUPIED EXCEPT 2 HOMES * PROPERTIES ARE CLOSE TO THE BOARDWALK AND DOWNTOWN SHREVEPORT * MINUTES FROM SHOPPING AND DINING * DO NOT MISS THIS ONE! SEE MLS: 14661296, 14661352, 14661520, 14661571, 14661602, 14661633, 14661652, 14661675, 14661696, 14661712, 14661721, 14661960, 14661965, 14661973, & 14661994

21. 2021-09-02
    price $40,000

    Show marketing remark (511 chars)

    DO NOT MISS THIS GREAT OPPORTUNITY * INVESTOR OPPORTUNITY * OWNER WOULD LIKE TO SELL 18 PROPERTIES PLUS 2 VACANT LOTS TOGETHER, BUT PROPERTIES ARE LISTED INDIVIDUALLY * CURRENTLY ALL ARE OCCUPIED EXCEPT 2 HOMES * PROPERTIES ARE CLOSE TO THE BOARDWALK AND DOWNTOWN SHREVEPORT * MINUTES FROM SHOPPING AND DINING * DO NOT MISS THIS ONE! SEE MLS: 14661296, 14661352, 14661520, 14661571, 14661602, 14661633, 14661652, 14661675, 14661696, 14661712, 14661721, 14661960, 14661965, 14661973, & 14661994

22. 2021-08-31
    listed $774,900 Active

    Show marketing remark (511 chars)

    DO NOT MISS THIS GREAT OPPORTUNITY * INVESTOR OPPORTUNITY * OWNER WOULD LIKE TO SELL 18 PROPERTIES PLUS 2 VACANT LOTS TOGETHER, BUT PROPERTIES ARE LISTED INDIVIDUALLY * CURRENTLY ALL ARE OCCUPIED EXCEPT 2 HOMES * PROPERTIES ARE CLOSE TO THE BOARDWALK AND DOWNTOWN SHREVEPORT * MINUTES FROM SHOPPING AND DINING * DO NOT MISS THIS ONE! SEE MLS: 14661296, 14661352, 14661520, 14661571, 14661602, 14661633, 14661652, 14661675, 14661696, 14661712, 14661721, 14661960, 14661965, 14661973, & 14661994

23. 2013-01-07
    soldstatus $15,555
24. 2001-04-20
    soldstatus $7,320
25. 1997-05-19
    soldstatus $15,500

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$118/yr (+$10/mo · 33.9%)

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

Taxation est. · year 1

• Rental income: $15,836
• − Mortgage interest: −$4,761
• − Property taxes: −$349
• − Insurance: −$425
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,473
• Taxable income: $5,294
• Est. tax owed @ 24.0%: −$1,271
• After-tax cash flow: $5,117/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

+448.4% since first listed

22 events — show timeline

• 2026-05-01 Rental Removed $850 APPFOLIO
• 2026-04-30 Listed $85,000 NTREIS
• 2026-03-30 Price Changed $850 APPFOLIO
• 2025-11-08 Price Changed $950 APPFOLIO
• 2025-11-07 Listed for Rent $499 APPFOLIO
• 2025-10-09 Rental Removed $499 APPFOLIO
• 2025-10-04 Listed for Rent $499 APPFOLIO
• 2025-08-07 Rental Removed $499 APPFOLIO
• 2025-07-26 Price Changed $499 APPFOLIO
• 2025-07-10 Price Changed $600 APPFOLIO
• 2025-06-12 Listed for Rent $700 APPFOLIO
• 2024-10-25 Listing Removed — NTREIS
• 2024-04-24 Listed $75,000 NTREIS
• 2023-09-10 Rental Removed — APPFOLIO
• 2021-11-30 Sold (MLS) — NTREIS
• 2021-09-22 Contingent — NTREIS
• 2021-09-02 Price Changed $62,500 NTREIS
• 2021-09-02 Price Changed $40,000 NTREIS
• 2021-08-31 Listed $774,900 NTREIS
• 2013-01-07 Sold (Public Records) $15,555 Public Records
• 2001-04-20 Sold (Public Records) $7,320 Public Records
• 1997-05-19 Sold (Public Records) $15,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $349 · -1.3% YoY. Source: county tax records.