1124 Margaret St · Bossier City, LA 71112

$89,180

2 bd · 1.0 ba · 1,067 sqft · SingleFamily public records · 11 Days on market

Built 1944 5,881 sqft lot Est $118k · 25% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Listing remarks MLS

Great low maintenance home right in the heart of town! Highlights include: tons of rich wood cabinetry in the kitchen, both a formal dining and living area, fully fenced in backyard, covered back patio, shed and a workshop! Super convenient location as it is located in close proximity to I-20, Airline Drive and Arthur Teague Parkway.

Key facts

• Spacious backyard
• 5,881 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• SPACIOUS BACKYARD

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car); One covered parking space
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Built in 1944
• Construction: Originally built in 1944
• Exterior features: Lot under 0.5 acre (approximately 0.135 acre); Subdivision: Suburban Acres

Interior

• Kitchen: Gas cooktop
• Bedrooms: Two bedrooms (both on main level)
• Bathrooms: One full bathroom (main level)
• Interior features: High-speed internet available; Five total rooms; One living area; One dining area; Single-level home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 11.0% 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) — zoned schools average 93% FRL vs 41% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 44% district-wide (-31 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 (+3.6%/yr); 148 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $617 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 + 3.6% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $75k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $89,180

Questions for the listing agent

1. Built in 1944 — 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: 1.37% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.82%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $118,437
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1245 Dudley Ln	0.27mi	3/1.0 (+1)	1,096 (+3%)	8mo	$89,900	$82	71
2545 Lamar St	0.59mi	2/1.0	1,051 (-2%)	7mo	$99,900	$95	64
604 Anthony St	0.44mi	3/1.0 (+1)	1,115 (+4%)	5mo	$119,999	$108	63
2225 Loreco St	0.26mi	2/2.0	1,168 (+10%)	9mo	$88,698	$76	60
1333 Michael St	0.51mi	3/1.0 (+1)	1,010 (-5%)	6mo	$115,000	$114	57
3001 Oliver St	0.68mi	3/1.0 (+1)	1,094 (+2%)	10mo	$125,000	$114	51
1126 Patricia Dr	0.32mi	3/1.0 (+1)	1,205 (+13%)	11mo	$142,000	$118	50
119 Carriage Square Dr	0.42mi	3/1.5 (+1)	1,213 (+14%)	2mo	$134,900	$111	49
1617 Dudley	0.45mi	3/1.0 (+1)	1,200 (+12%)	11mo	$138,000	$115	44
2639 Barbara St	0.72mi	3/1.0 (+1)	1,119 (+5%)	14mo	$89,520	$80	42
2914 Bobbie St	0.64mi	3/1.0 (+1)	1,216 (+14%)	10mo	$145,000	$119	33
2531 Hoyer St	0.59mi	3/2.0 (+1)	1,211 (+14%)	10mo	$39,900	$33	32

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $8,606
• Equity at exit: $13,297

10-year hold

• IRR: 18.4%
• Equity multiple: 2.58×
• Total profit: $39,364
• Equity at exit: $7,711

Cash invested: $24,970 (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: 148
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$468
• Tax est. 1.5%: −$111 /mo · $1,338/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $350

Break-even live

Break-even rent $780

Max offer price $89,180

Occupancy floor 66%

Sensitivity live

Price	-10% $412	-5% $381	+0% $350	+5% $319	+10% $288
Rent	-10% $253	-5% $302	+0% $350	+5% $398	+10% $447
Rate	-1.0pp $395	-0.5pp $373	base $350	+0.5pp $327	+1.0pp $303

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: $22,295
• Closing costs: $2,675
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Margaret St Bossier City, LA	2.0	1.0	950	$1,200	$1.26	22d	1	0.04mi
1148 Dudley Ln Bossier City, LA	3.0	1.0	1013	$925	$0.91	15d	1	0.11mi
1140 Schex Dr Bossier City, LA	3.0	1.0	1346	$1,500	$1.11	22d	1	0.19mi
1231 Waller Ave Bossier City, LA	3.0	1.0	1500	$1,100	$0.73	45d	1	0.20mi
2248 Loreco St Bossier City, LA	3.0	2.0	1073	$1,400	$1.30	45d	1	0.31mi
400 John Wesley Blvd Bossier City, LA	2.0	1.5	935	$842	$0.90	15d	2	0.35mi
305 Orleans St Bossier City, LA	2.0	1.5	1021	$1,000	$0.98	22d	1	0.45mi
205 Royal St Bossier City, LA	2.0	1.5	1100	$1,100	$1.00	45d	1	0.50mi
2201 Naples St Bossier City, LA	2.0	1.0	759	$775	$1.02	45d	1	0.50mi
3204 McGregor St Bossier City, LA	3.0	1.0	1093	$1,350	$1.24	45d	1	0.62mi
3202 Jana Pl Bossier City, LA	3.0	1.0	1258	$1,250	$0.99	45d	1	0.65mi
100 Crossroads Blvd Bossier City, LA	1.0–2.0	1.0–2.0	858	$1,299	$1.51	45d	1	0.79mi
400 Preston Blvd Bossier City, LA	1.0	1.0	706	$870	$1.23	45d	1	0.81mi
3115 Oliver St Bossier City, LA	3.0	1.5	1067	$1,400	$1.31	15d	1	0.86mi
3406 Black Lake Cir Bossier City, LA	3.0	1.0	1400	$1,200	$0.86	22d	1	0.99mi
1416 Williamsburg Dr Bossier City, LA	2.0	2.0	960	$1,200	$1.25	15d	1	1.04mi
1301 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1025	$1,455	$1.42	15d	28	1.07mi
1302 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1050	$1,498	$1.43	22d	14	1.10mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,740	$1.88	15d	10	1.15mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	22d	1	1.34mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	15d	11	1.42mi
1005 Clarence St Bossier City, LA	3.0	2.0	1203	$1,300	$1.08	45d	1	1.49mi

Listing history 8 events

1. 2026-06-21
   days on market $89,180 Active 11 DOM
2. 2026-06-18
   days on market $89,180 Active 8 DOM
3. 2026-06-17
   days on market $89,180 Active 7 DOM
4. 2026-06-16
   days on market $89,180 Active 6 DOM
5. 2026-06-15
   days on market $89,180 Active 5 DOM
6. 2026-06-14
   days on market $89,180 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $89,180 Active 2 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 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: $14,679
• − Mortgage interest: −$4,995
• − Property taxes: −$1,338
• − Insurance: −$446
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,594
• Taxable income: $2,957
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $3,491/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

+19.1% since first listed

5 events — show timeline

• 2026-06-10 Listed $89,180 NTREIS
• 2021-05-12 Sold (Public Records) $75,000 Public Records
• 2021-05-11 Sold (MLS) — NTREIS
• 2021-03-27 Listing Removed — NTREIS
• 2021-03-19 Listed $74,900 NTREIS

Property tax history

+1.6%/yr

Latest (2023): $131 · +7.9% YoY. Source: county tax records.