819 Abita Chase · Bossier City, LA 71111

$327,000

4 bd · 2.0 ba · 1,922 sqft · Other · 104 Days on market

Built 2022 8,059 sqft lot $170/sqft · 8% below area Est $357k · 8% under $48/mo HOA · 2% of rent

---

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).

• ARV discount +11.3/15.0
• Cash flow +9.1/30.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 819 Abita Chase in the Waterford Bend community of North Bossier. Built in 2022, this 4 bedroom, 2 bathroom home offers 1,922 square feet with a modern open floor plan designed for comfortable living and easy entertaining. The spacious living area features engineered wood flooring, built-in cabinetry, a wood burning fireplace, and tray ceilings that add character to the space. The kitchen includes granite countertops, white cabinetry, stainless appliances, a breakfast bar, and a large pantry, all open to the main living area. The primary suite features dual vanities, a jetted tub, separate tiled shower, and walk-in closet. Step outside to a fully fenced backyard with an above ground pool and oversized covered patio perfect for relaxing or entertaining. Located in North Bossier near Barksdale Air Force Base, shopping, dining, and Bossier Parish schools with neighborhood amenities including a community pool, playground, and sidewalks.

Key facts

• Open floor plan
• Built-in cabinetry
• Granite countertops

Tags

• OPEN FLOOR PLAN
• ENGINEERED WOOD FLOORING
• BUILT-IN CABINETRY
• WOOD BURNING FIREPLACE
• GRANITE COUNTERTOPS
• WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $327k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (25.9% below list).
• Recommended offer: $242k (25.9% below list) — sets the bar for 1% rule.

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); 425 active listings in the ZIP; 7 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).
• This rent runs 45% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 104 days — a 9% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.

Recommended offer $242,362 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 11.2

CMA / ARV

• ARV (median comp): $357,030
• List price: $327,000
• Delta: -7.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.34×
• Total profit: $-60,195
• Equity at exit: $48,757

10-year hold

• IRR: -4.9%
• Equity multiple: 0.63×
• Total profit: $-33,626
• Equity at exit: $28,273

Cash invested: $91,560 (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: 425
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,424 high
• Mortgage (P&I): −$1,715
• Tax from tax record: −$270 /mo · $3,235/yr
• Insurance: −$136
• HOA: −$48
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-254

Break-even live

Break-even rent $2,745

Max offer price $282,127

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-161	+0% $-254	+5% $-347	+10% $-439
Rent	-10% $-445	-5% $-350	+0% $-254	+5% $-158	+10% $-63
Rate	-1.0pp $-89	-0.5pp $-171	base $-254	+0.5pp $-339	+1.0pp $-425

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: $81,750
• Closing costs: $9,810
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Labarre Ln Bossier City, LA	4.0	2.5	2115	$2,800	$1.32	22d	1	0.03mi
814 Abita Chase Bossier City, LA	3.0	2.0	1881	$2,300	$1.22	14d	1	0.07mi
619 Labarre Ln Bossier City, LA	3.0	2.0	1987	$2,400	$1.21	22d	1	0.09mi
2353 Tallgrass Cir Bossier City, LA	3.0	2.0	2007	$2,350	$1.17	22d	1	0.39mi
3461 Grand Cane Ln Bossier City, LA	3.0	2.0	1297	$2,100	$1.62	14d	1	0.81mi
3283 Grand Lake Dr Bossier City, LA	3.0	2.0	1302	$1,950	$1.50	22d	1	1.03mi
3348 Grand Lake Dr Bossier City, LA	3.0	2.0	1800	$2,100	$1.17	22d	1	1.21mi

HOA detail

• Monthly dues: $48 · $576/yr
• Likely covers: waterpool

Listing history 31 events

1. 2026-06-21
   pricedays on market $327,000 Active 104 DOM
2. 2026-06-18
   days on market $330,000 Active 101 DOM
3. 2026-06-17
   days on market $330,000 Active 100 DOM
4. 2026-06-16
   days on market $330,000 Active 99 DOM
5. 2026-06-15
   days on market $330,000 Active 98 DOM
6. 2026-06-14
   days on market $330,000 Active 96 DOM
7. 2026-06-13
   days on market $330,000 Active 95 DOM
8. 2026-06-10
   days on market $330,000 Active 93 DOM
9. 2026-06-09
   days on market $330,000 Active 92 DOM
10. 2026-06-08
    days on market $330,000 Active 91 DOM
11. 2026-06-07
    days on market $330,000 Active 90 DOM
12. 2026-06-02
    days on market $330,000 Active 85 DOM
13. 2026-06-01
    days on market $330,000 Active 84 DOM
14. 2026-05-31
    days on market $330,000 Active 83 DOM
15. 2026-05-30
    pricedays on market $330,000 Active 82 DOM
16. 2026-05-04
    price $331,000 957-char remark

    Show marketing remark (957 chars)

    Welcome to 819 Abita Chase in the Waterford Bend community of North Bossier. Built in 2022, this 4 bedroom, 2 bathroom home offers 1,922 square feet with a modern open floor plan designed for comfortable living and easy entertaining. The spacious living area features engineered wood flooring, built-in cabinetry, a wood burning fireplace, and tray ceilings that add character to the space. The kitchen includes granite countertops, white cabinetry, stainless appliances, a breakfast bar, and a large pantry, all open to the main living area. The primary suite features dual vanities, a jetted tub, separate tiled shower, and walk-in closet. Step outside to a fully fenced backyard with an above ground pool and oversized covered patio perfect for relaxing or entertaining. Located in North Bossier near Barksdale Air Force Base, shopping, dining, and Bossier Parish schools with neighborhood amenities including a community pool, playground, and sidewalks.

17. 2026-03-25
    price $335,000 957-char remark

    Show marketing remark (957 chars)

    Welcome to 819 Abita Chase in the Waterford Bend community of North Bossier. Built in 2022, this 4 bedroom, 2 bathroom home offers 1,922 square feet with a modern open floor plan designed for comfortable living and easy entertaining. The spacious living area features engineered wood flooring, built-in cabinetry, a wood burning fireplace, and tray ceilings that add character to the space. The kitchen includes granite countertops, white cabinetry, stainless appliances, a breakfast bar, and a large pantry, all open to the main living area. The primary suite features dual vanities, a jetted tub, separate tiled shower, and walk-in closet. Step outside to a fully fenced backyard with an above ground pool and oversized covered patio perfect for relaxing or entertaining. Located in North Bossier near Barksdale Air Force Base, shopping, dining, and Bossier Parish schools with neighborhood amenities including a community pool, playground, and sidewalks.

18. 2026-03-09
    listed $339,900 Active 957-char remark

    Show marketing remark (957 chars)

    Welcome to 819 Abita Chase in the Waterford Bend community of North Bossier. Built in 2022, this 4 bedroom, 2 bathroom home offers 1,922 square feet with a modern open floor plan designed for comfortable living and easy entertaining. The spacious living area features engineered wood flooring, built-in cabinetry, a wood burning fireplace, and tray ceilings that add character to the space. The kitchen includes granite countertops, white cabinetry, stainless appliances, a breakfast bar, and a large pantry, all open to the main living area. The primary suite features dual vanities, a jetted tub, separate tiled shower, and walk-in closet. Step outside to a fully fenced backyard with an above ground pool and oversized covered patio perfect for relaxing or entertaining. Located in North Bossier near Barksdale Air Force Base, shopping, dining, and Bossier Parish schools with neighborhood amenities including a community pool, playground, and sidewalks.

19. 2025-03-10
    status Pending
20. 2025-03-10
    status Active
21. 2025-03-09
    status Pending
22. 2025-03-09
    historical
23. 2025-03-09
    listed $343,000 Active
24. 2025-03-07
    historical
25. 2025-02-14
    status Active
26. 2024-10-29
    listed $345,870 Active
27. 2023-02-24
    soldstatus Closed
28. 2023-02-13
    status Pending
29. 2023-01-06
    listed $326,500 Active
30. 2023-01-04
    historical
31. 2022-11-17
    listed $326,500 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: $3,235 · $270/mo
• Projected year-2 tax: $3,235 · $270/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,083
• − Mortgage interest: −$18,317
• − Property taxes: −$3,235
• − Insurance: −$1,635
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − HOA: −$576
• − Depreciation: −$9,513
• Taxable loss: −$8,846
• Est. tax savings @ 24.0%: +$2,123
• After-tax cash flow: $-925/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

• 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

+1.4% since first listed

16 events — show timeline

• 2026-05-04 Price Changed $331,000 NTREIS
• 2026-03-25 Price Changed $335,000 NTREIS
• 2026-03-09 Listed $339,900 NTREIS
• 2025-03-10 Pending — NTREIS
• 2025-03-10 Relisted — NTREIS
• 2025-03-09 Pending — NTREIS
• 2025-03-09 Listed $343,000 NTREIS
• 2025-03-09 Listing Removed — NTREIS
• 2025-03-07 Listing Removed — NTREIS
• 2025-02-14 Relisted — NTREIS
• 2024-10-29 Listed $345,870 NTREIS
• 2023-02-24 Sold (MLS) — NTREIS
• 2023-02-13 Pending — NTREIS
• 2023-01-06 Listed $326,500 NTREIS
• 2023-01-04 Listing Removed — NTREIS
• 2022-11-17 Listed $326,500 NTREIS

Property tax history

+186.8%/yr

Latest (2025): $3,235 · -1.0% YoY. Source: county tax records.