329 Canvas Back Dr · Eastwood, LA 71067

$84,900

4 bd · 3.0 ba · 2,020 sqft · Manufactured public records · 57 Days on market

Built 2012 0.30 ac lot Est $162k · 47% under ↓ 11% since listing

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Why this score? — see what drove the A- 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 +9.9/10.0
• Appreciation +6.9/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 4-bedroom, 3-bath home offers a functional and inviting layout with two private en-suite bedrooms plus a separate guest bath — perfect for multi-generational living or hosting guests comfortably. The open-concept kitchen, dining, and living area creates a seamless flow, ideal for everyday living and entertaining. Enjoy cozy evenings by the beautiful fireplace in the living room, adding warmth and charm to the space. Step outside to a covered front porch and a covered rear deck — perfect spots for relaxing morning coffee or evening gatherings. The large, fenced backyard features a wooden privacy fence and storage space, offering plenty of room for pets, play, or gardening. W

Key facts

• Covered front porch
• Wooden privacy fence
• Storage space

Tags

• PRIVATE EN-SUITE BEDROOMS
• COVERED FRONT PORCH
• COVERED REAR DECK
• LARGE FENCED BACKYARD
• WOODEN PRIVACY FENCE
• STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/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 12.5% vs local median 2.4% in Eastwood — 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 61/100 on livability (#241 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A, crime A-, housing A-; Watch: schools D+, employment D, 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: 101 active listings in the ZIP; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($587 loan paydown + $3k appreciation (3.7% local appreciation)).
• Bossier County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.49% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.05%
• DSCR: 1.98
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $161,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Goldeneye Dr	0.07mi	3/2.0 (-1)	1,856 (-8%)	3mo	$175,000	$94	72
309 Canvas Back Dr	0.16mi	4/2.0	2,128 (+5%)	22mo	$159,900	$75	62
307 Canvas Back Dr	0.16mi	5/3.0 (+1)	2,128 (+5%)	22mo	$155,000	$73	60
606 Black Scoter Dr	0.11mi	4/2.0	2,320 (+15%)	10mo	$214,000	$92	58
323 Canvas Back	0.04mi	3/2.0 (-1)	1,856 (-8%)	21mo	$145,900	$79	58
1556 Gray Lake Dr	0.49mi	4/2.0	2,128 (+5%)	10mo	$169,900	$80	56
702 Masked Duck Cir	0.15mi	3/2.0 (-1)	1,792 (-11%)	16mo	$179,500	$100	52
1528 Gray Lake Dr	0.57mi	4/2.0	2,128 (+5%)	11mo	$159,900	$75	51
73 Princeton Ln S	0.56mi	4/2.0	2,128 (+5%)	14mo	$150,000	$70	49
7210 Jennifer Ln	0.56mi	3/2.0 (-1)	1,984 (-2%)	22mo	$158,500	$80	43
65 Princeton Ln S	0.60mi	3/2.0 (-1)	1,800 (-11%)	7mo	$165,000	$92	39
6918 Jennifer Ln	0.49mi	3/2.0 (-1)	1,792 (-11%)	22mo	$109,900	$61	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 2.74×
• Total profit: $41,322
• Equity at exit: $41,659

10-year hold

• IRR: 29.4%
• Equity multiple: 5.38×
• Total profit: $104,209
• Equity at exit: $67,053

Cash invested: $23,772 (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 71067

• Home prices YoY: 2.4%
• Active inventory: 101
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $437

Break-even live

Break-even rent $713

Max offer price $84,900

Occupancy floor 60%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-28
   status Pending
2. 2026-04-21
   price $84,900
3. 2026-04-15
   status Active
4. 2026-04-01
   status Pending
5. 2026-03-26
   historical Active Contingent
6. 2026-03-09
   status Active
7. 2026-03-04
   status Pending
8. 2026-02-11
   listed $94,900 Active

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,185
• − Mortgage interest: −$4,756
• − Property taxes: −$988
• − Insurance: −$424
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$2,470
• Taxable income: $4,117
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $4,253/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 — Eastwood

• Score: 61/100
• State rank: #241
• US rank: #18386

Category grades

Amenities F Commute F Cost of living A Crime A- Employment D Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,245

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: Majority White (58%)
• Race & ethnicity: White 58% Black 34% Hispanic / Latino 7% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 3.72%
• Current HPI: 160.0526
• Rent YoY: —
• Metro: —
• 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

-10.5% since first listed

8 events — show timeline

• 2026-04-28 Pending — NTREIS
• 2026-04-21 Price Changed $84,900 NTREIS
• 2026-04-15 Relisted — NTREIS
• 2026-04-01 Pending — NTREIS
• 2026-03-26 Contingent — NTREIS
• 2026-03-09 Relisted — NTREIS
• 2026-03-04 Pending — NTREIS
• 2026-02-11 Listed $94,900 NTREIS

Property tax history

+13.3%/yr

Latest (2025): $988 · +641.2% YoY. Source: county tax records.