2320 Broadway Dr · Bossier City, LA 71111

$149,375

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 7 Days on market

Built 1955 8,000 sqft lot Est $115k · 29% over

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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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• 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

BOSSIER BEAUTY on BROADWAY at 2320.. .. .. Gleaming hardwood floors, -0- carpet here. .. . kitchen was gutted started with all new cabinets and updated with quartz counter tops, subway tile backsplash and stainless appliances. Amazing tongue and grooved white washed ceiling in kitchen and living room. Spacious deck and manicured landscaping with a generous detached garage. There's nothing to do hear , so get packing. Owner agent.

Key facts

• 8,000 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Lot smaller than 0.5 acre (about 0.1837 acres); Municipal utility district: No; Possession at closing/funding; Listing status: Active
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Covered parking (1 space); 1-car garage; Concrete parking surface
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: City water; City sewer; Electric service
• Home design: Single family residence; One story; Residential property; Subdivision: Northside Add
• Construction: Built in 1955; Vinyl siding; Composition (shingle) roof; Pillar/post/pier foundation
• Exterior features: Awning(s); Enclosed patio/porch; Chain link fence with gate; Full fencing

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Cable TV available; Eat-in kitchen; Window coverings
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $227 ($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 $141k (5.5% below list).
• Recommended offer: $141k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 14 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 $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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $43k; list at $149k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $141,148 (5.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.94% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $115,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2420 Northside Dr	0.14mi	3/1.0	1,077 (+6%)	1mo	$110,000	$102	82
2416 Broadway Dr	0.11mi	3/1.0	1,125 (+11%)	3mo	$124,800	$111	74
2616 Bardot Ln	0.50mi	3/1.0	1,022 (+1%)	10mo	$129,000	$126	67
2112 Clovis St	0.51mi	2/1.0 (-1)	995 (-2%)	6mo	$124,000	$125	63
1529 Debra St	0.46mi	3/1.0	960 (-5%)	10mo	$115,000	$120	62
2600 Bardot Ln	0.39mi	3/1.0	1,125 (+11%)	3mo	$124,900	$111	61
2601 Douglas Dr	0.62mi	3/1.0	1,026 (+1%)	10mo	$150,000	$146	60
2109 Clovis St	0.48mi	2/1.0 (-1)	952 (-6%)	8mo	$129,500	$136	56
2608 Northside Dr	0.48mi	2/1.0 (-1)	926 (-8%)	10mo	$89,900	$97	50
1925 Mccall St	0.62mi	3/1.0	1,075 (+6%)	13mo	$40,000	$37	50
2612 Bardot Ln	0.47mi	3/1.0	1,134 (+12%)	14mo	$49,900	$44	46
1141 Len St	0.63mi	3/1.0	1,100 (+9%)	15mo	$124,999	$114	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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,587
• Equity at exit: $22,272

10-year hold

• IRR: 10.1%
• Equity multiple: 1.90×
• Total profit: $37,459
• Equity at exit: $12,915

Cash invested: $41,825 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$783
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $227

Break-even live

Break-even rent $1,124

Max offer price $149,375

Occupancy floor 79%

Sensitivity live

Price	-10% $311	-5% $269	+0% $227	+5% $185	+10% $142
Rent	-10% $115	-5% $171	+0% $227	+5% $283	+10% $338
Rate	-1.0pp $302	-0.5pp $265	base $227	+0.5pp $188	+1.0pp $149

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: $37,344
• Closing costs: $4,481
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Broadway Dr Bossier City, LA	3.0	1.0	1295	$1,450	$1.12	14d	1	0.07mi
1518 Viosca St Bossier City, LA	3.0	2.0	1434	$1,200	$0.84	21d	1	0.40mi
1525 Debra St Bossier City, LA	3.0	1.0	1033	$975	$0.94	21d	1	0.47mi
1005 Clarence St Bossier City, LA	3.0	2.0	1203	$1,300	$1.08	44d	1	0.63mi
1820 E Texas St Bossier City, LA	2.0	1.0	750	$850	$1.13	44d	1	0.79mi
1735 Green St Bossier City, LA	4.0	2.0	1488	$1,775	$1.19	44d	1	0.96mi
3009 Gaines St Bossier City, LA	3.0	1.0	1060	$1,200	$1.13	21d	1	0.97mi
2804 Hood Dr Bossier City, LA	3.0	1.0	1027	$1,250	$1.22	14d	1	0.98mi
2579 Airline Dr Bossier City, LA	1.0–2.0	1.0–1.5	847	$1,213	$1.43	14d	6	1.01mi
3200 Cottonwood St Bossier City, LA	4.0	2.0	1116	$1,075	$0.96	21d	1	1.04mi
2601 Airline Dr Bossier City, LA	1.0–2.0	1.0–2.0	746	$1,510	$2.02	14d	10	1.10mi
413 Montgomery St Bossier City, LA	3.0	1.0	1152	$1,000	$0.87	14d	1	1.14mi
309 Edwards St Bossier City, LA	3.0	1.0	804	$815	$1.01	21d	1	1.28mi
301 Edwards St Bossier City, LA	2.0	1.0	900	$1,175	$1.31	21d	1	1.29mi

Listing history 8 events

1. 2026-06-18
   days on market $149,375 Active 7 DOM
2. 2026-06-17
   days on market $149,375 Active 6 DOM
3. 2026-06-16
   days on market $149,375 Active 5 DOM
4. 2026-06-15
   days on market $149,375 Active 4 DOM
5. 2026-06-14
   remarks 433-char remark
6. 2026-06-14
   days on market $149,375 Active 2 DOM
7. 2026-06-13
   remarks 390-char remark
8. 2026-06-13
   listed $149,375 Active 1 DOM

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$310/yr (+$26/mo · 60.6%)

ⓘ 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 (unshaded) · 0% 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: $16,938
• − Mortgage interest: −$8,367
• − Property taxes: −$512
• − Insurance: −$747
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,345
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,661/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

+753.6% since first listed

4 events — show timeline

• 2026-06-11 Listed $149,375 NTREIS
• 2002-05-06 Sold (Public Records) $42,600 Public Records
• 1998-07-31 Sold (Public Records) $29,000 Public Records
• 1997-12-18 Sold (Public Records) $17,500 Public Records

Property tax history

-2.6%/yr

Latest (2025): $512 · -1.3% YoY. Source: county tax records.