1602 San Saba St · Bossier City, LA 71112

$130,000

3 bd · 2.0 ba · 1,035 sqft · SingleFamily public records

Built 1959 8,843 sqft lot Est $145k · 10% 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 +25.5/30.0
• ARV discount +12.1/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• 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

Key facts

• 8,843 sq ft lot
• 2 parking spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.1% 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 (+3.6%/yr); 145 active listings in the ZIP; 9 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 $899 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 + 3.6% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $130,000

Questions for the listing agent

1. Built in 1959 — 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. 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: 1.17% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $144,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4209 Lark St	0.08mi	3/1.0	1,057 (+2%)	12mo	$137,000	$130	79
4213 Van Deeman St	0.24mi	3/1.0	1,010 (-2%)	6mo	$133,900	$133	75
1610 Cline St	0.09mi	3/1.0	931 (-10%)	6mo	$139,900	$150	70
1710 Shady Grove Dr	0.29mi	3/1.5	1,102 (+6%)	8mo	$155,000	$141	67
4211 Van Deeman St	0.24mi	3/1.0	1,114 (+8%)	12mo	$133,900	$120	62
1920 Alison Ave	0.57mi	3/1.0	990 (-4%)	5mo	$137,500	$139	58
1706 Oriole St	0.17mi	3/1.0	1,164 (+12%)	13mo	$115,000	$99	56
4215 Evelyn St	0.71mi	3/1.0	1,085 (+5%)	4mo	$165,000	$152	52
1205 Gladiolus St	0.70mi	3/1.0	1,052 (+2%)	14mo	$147,500	$140	49
1318 Pecan Sq	0.48mi	2/1.0 (-1)	953 (-8%)	14mo	$133,000	$140	44
4216 Evelyn St	0.68mi	3/1.0	1,172 (+13%)	2mo	$164,900	$141	40
1815 Fox St	0.58mi	3/1.5	1,165 (+13%)	11mo	$139,900	$120	40

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: -0.7%
• Equity multiple: 0.98×
• Total profit: $-908
• Equity at exit: $19,383

10-year hold

• IRR: 9.7%
• Equity multiple: 1.77×
• Total profit: $27,873
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,519 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $302

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 75%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 San Saba St Bossier City, LA	3.0	1.5	1119	$1,250	$1.12	20d	1	0.20mi
4223 Elaine St Bossier City, LA	3.0	1.0	1030	$1,475	$1.43	43d	1	0.44mi
3979 Stuart Ave Bossier City, LA	3.0	1.5	1135	$1,300	$1.15	13d	1	0.52mi
1401 Gardenia St Bossier City, LA	2.0	1.0	878	$1,100	$1.25	20d	1	0.91mi
1000 Riverwalk Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$2,071	$2.23	13d	11	1.09mi
4708 Longstreet Pl Bossier City, LA	3.0	1.5	1108	$1,500	$1.35	43d	1	1.13mi
4720 Longstreet Pl Bossier City, LA	3.0	2.0	1407	$1,500	$1.07	44d	1	1.15mi
3501 Champion Lake Blvd Shreveport, LA	1.0–2.0	1.0–2.0	845	$1,415	$1.67	13d	20	1.23mi
1105 Island Park Blvd Shreveport, LA	2.0–3.0	2.0	1280	$1,781	$1.39	13d	9	1.27mi

Listing history 1 events

1. 2026-06-07
   listed $130,000 Pending

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $18,229
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$3,782
• Taxable income: $1,648
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,224/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

+58.5% since first listed

4 events — show timeline

• 2026-06-03 Listing Removed — NTREIS
• 2026-06-03 Listed $130,000 NTREIS
• 2019-11-19 Sold (Public Records) $100,000 Public Records
• 2002-08-01 Sold (Public Records) $82,000 Public Records

Property tax history

-1.6%/yr

Latest (2023): $143 · -80.3% YoY. Source: county tax records.