1418 Williamsburg Dr · Bossier City, LA 71112

$165,000

3 bd · 2.0 ba · 1,110 sqft · SingleFamily public records · 30 Days on market

Built 1993 4,269 sqft lot $149/sqft · 18% below area Est $200k · 18% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a sought-after neighborhood, this charming 3-bedroom, 2-bathroom home has everything you've been looking for. The layout is warm and functional, with comfortable living spaces that flow naturally from room to room. Out back, a covered patio sets the stage for relaxing evenings and easy entertaining — rain or shine. This is the kind of home and neighborhood you'll be proud to come home to every day.

Key facts

• Covered patio
• 4,269 sq ft lot
• Garage

Tags

• COVERED PATIO
• SOUGHT-AFTER NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $209 ($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 $150k (9.0% below list).
• Recommended offer: $150k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 (+3.6%/yr); 145 active listings in the ZIP; 17 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 30 days — a 2% lower offer ($163k) 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 $103k; list at $165k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 66% 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 $150,083 (9.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (median comp): $200,359
• List price: $165,000
• Delta: -17.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3306 Raleigh Pl	0.10mi	3/2.0	1,159 (+4%)	13mo	$167,000	$144	77
3259 Sarah St	0.29mi	3/1.5	1,130 (+2%)	11mo	$154,500	$137	72
3314 Raleigh Pl	0.08mi	2/2.0 (-1)	960 (-14%)	2mo	$140,000	$146	67
3310 Thunderbird Ln	0.29mi	3/1.5	1,222 (+10%)	13mo	$135,000	$110	56
3001 Oliver St	0.64mi	3/1.0	1,094 (-1%)	10mo	$125,000	$114	56
1333 Michael St	0.55mi	3/1.0	1,010 (-9%)	6mo	$115,000	$114	50
3227 Galaxy Dr	0.23mi	3/1.0	1,276 (+15%)	16mo	$128,000	$100	47
1345 Mark Ave	0.45mi	3/1.0	1,228 (+11%)	14mo	$125,000	$102	46
1610 Donald Dr	0.67mi	3/1.0	1,176 (+6%)	14mo	$59,000	$50	43
3105 Donald Dr	0.47mi	2/1.0 (-1)	1,250 (+13%)	8mo	$60,000	$48	41
3422 Horseshoe Trl	0.70mi	3/1.0	1,008 (-9%)	15mo	$144,900	$144	36
2553 Evans St	0.67mi	4/1.5 (+1)	1,221 (+10%)	11mo	$79,900	$65	36

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 · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-12,612
• Equity at exit: $24,602

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $9,603
• Equity at exit: $14,266

Cash invested: $46,200 (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 71112

• Rents YoY: 3.6%
• Active inventory: 145
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$865
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $209

Break-even live

Break-even rent $1,237

Max offer price $165,000

Occupancy floor 81%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 Williamsburg Dr Bossier City, LA	2.0	2.0	960	$1,200	$1.25	13d	1	0.02mi
1302 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1050	$1,720	$1.64	21d	14	0.06mi
1301 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1025	$1,655	$1.61	13d	28	0.06mi
3202 Jana Pl Bossier City, LA	3.0	1.0	1258	$1,250	$0.99	43d	1	0.43mi
3406 Black Lake Cir Bossier City, LA	3.0	1.0	1400	$1,200	$0.86	21d	1	0.47mi
3204 McGregor St Bossier City, LA	3.0	1.0	1093	$1,350	$1.24	43d	1	0.52mi
3115 Oliver St Bossier City, LA	3.0	1.5	1067	$1,400	$1.31	13d	1	0.59mi
1140 Schex Dr Bossier City, LA	3.0	1.0	1346	$1,500	$1.11	21d	1	0.89mi
1148 Dudley Ln Bossier City, LA	3.0	1.0	1013	$925	$0.91	13d	1	0.95mi
1231 Waller Ave Bossier City, LA	3.0	1.0	1500	$1,100	$0.73	43d	1	0.97mi
4056 Beech St Bossier City, LA	4.0	1.0	1391	$1,400	$1.01	21d	1	0.97mi
1120 Margaret St Bossier City, LA	2.0	1.0	950	$1,200	$1.26	21d	1	1.09mi
400 John Wesley Blvd Bossier City, LA	2.0	1.5	935	$842	$0.90	13d	2	1.21mi
2248 Loreco St Bossier City, LA	3.0	2.0	1073	$1,400	$1.30	43d	1	1.27mi
205 Royal St Bossier City, LA	2.0	1.5	1100	$1,100	$1.00	43d	1	1.38mi
305 Orleans St Bossier City, LA	2.0	1.5	1021	$1,000	$0.98	21d	1	1.39mi
3325 E Texas St Bossier City, LA	1.0–2.0	1.0–2.0	810	$950	$1.17	21d	1	1.42mi

Listing history 8 events

1. 2026-05-05
   status Pending 419-char remark

   Show marketing remark (419 chars)

   Nestled in a sought-after neighborhood, this charming 3-bedroom, 2-bathroom home has everything you've been looking for. The layout is warm and functional, with comfortable living spaces that flow naturally from room to room. Out back, a covered patio sets the stage for relaxing evenings and easy entertaining — rain or shine. This is the kind of home and neighborhood you'll be proud to come home to every day.

2. 2026-04-28
   price $165,000 419-char remark

   Show marketing remark (419 chars)

   Nestled in a sought-after neighborhood, this charming 3-bedroom, 2-bathroom home has everything you've been looking for. The layout is warm and functional, with comfortable living spaces that flow naturally from room to room. Out back, a covered patio sets the stage for relaxing evenings and easy entertaining — rain or shine. This is the kind of home and neighborhood you'll be proud to come home to every day.

3. 2026-04-28
   status Active 419-char remark

   Show marketing remark (419 chars)

   Nestled in a sought-after neighborhood, this charming 3-bedroom, 2-bathroom home has everything you've been looking for. The layout is warm and functional, with comfortable living spaces that flow naturally from room to room. Out back, a covered patio sets the stage for relaxing evenings and easy entertaining — rain or shine. This is the kind of home and neighborhood you'll be proud to come home to every day.

4. 2026-04-22
   status Pending 419-char remark

   Show marketing remark (419 chars)

   Nestled in a sought-after neighborhood, this charming 3-bedroom, 2-bathroom home has everything you've been looking for. The layout is warm and functional, with comfortable living spaces that flow naturally from room to room. Out back, a covered patio sets the stage for relaxing evenings and easy entertaining — rain or shine. This is the kind of home and neighborhood you'll be proud to come home to every day.

5. 2026-04-15
   price $168,000 419-char remark

   Show marketing remark (419 chars)

   Nestled in a sought-after neighborhood, this charming 3-bedroom, 2-bathroom home has everything you've been looking for. The layout is warm and functional, with comfortable living spaces that flow naturally from room to room. Out back, a covered patio sets the stage for relaxing evenings and easy entertaining — rain or shine. This is the kind of home and neighborhood you'll be proud to come home to every day.

6. 2026-03-29
   listed $172,500 Active 419-char remark

   Show marketing remark (419 chars)

   Nestled in a sought-after neighborhood, this charming 3-bedroom, 2-bathroom home has everything you've been looking for. The layout is warm and functional, with comfortable living spaces that flow naturally from room to room. Out back, a covered patio sets the stage for relaxing evenings and easy entertaining — rain or shine. This is the kind of home and neighborhood you'll be proud to come home to every day.

7. 2019-08-08
   soldstatus $103,000
8. 2009-03-20
   soldstatus $127,000

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$392/yr (+$33/mo · 76.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,010
• − Mortgage interest: −$9,243
• − Property taxes: −$515
• − Insurance: −$825
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$4,800
• Taxable loss: −$254
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $2,565/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): 33,587
• Household income: $61,760
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1391.0

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 0.57)
• Race & ethnicity: White 59% Black 24% Hispanic / Latino 12% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Slovak 1% Scottish 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% Tagalog/Filipino 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: ▼ -77.48%
• Current HPI: 127.9821
• Rent YoY: ▲ 3.60%
• 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

+29.9% since first listed

8 events — show timeline

• 2026-05-05 Pending — NTREIS
• 2026-04-28 Price Changed $165,000 NTREIS
• 2026-04-28 Relisted — NTREIS
• 2026-04-22 Pending — NTREIS
• 2026-04-15 Price Changed $168,000 NTREIS
• 2026-03-29 Listed $172,500 NTREIS
• 2019-08-08 Sold (Public Records) $103,000 Public Records
• 2009-03-20 Sold (Public Records) $127,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $515 · -1.3% YoY. Source: county tax records.