603 Pine Cone Dr · Eastwood, LA 71037

$189,500

4 bd · 3.0 ba · 2,365 sqft · SingleFamily public records · 25 Days on market

Built 1973 1.00 ac lot Est $291k · 35% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.3/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Tall Timbers Subdivision and nestled underneath so many towering pines, this diamond in the rough could be the one for you. This home consists of 4 bedrooms, 3 baths, a den, and a family room with a wall of windows bringing in natural light and the peacefulness of the outdoors. All the bedrooms have ample closet space. The den has an insert that could possibly heat the whole house when used. The washer and dryer are located in the Cow bathroom, you will understand once you see it. There is already a fenced dog run for your furry pet. You would probably never have to buy pine straw for the flower beds, just grab the rake and get to work! The azaleas are in full bloom, so schedule

Key facts

• Fenced dog run
• Ample closet space
• Wall of windows

Tags

• FENCED DOG RUN
• WALL OF WINDOWS
• AMPLE CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: employment D, amenities F, commute 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: 333 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($79k/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 $1k of loan paydown is wiped out by about $6k 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 + 3.0% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $96k; list at $190k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $186,657 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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 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: 1.13% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $290,895
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Pine Cone Dr	0.00mi	4/3.0	2,365 (0%)	1mo	$189,500	$80	99
305 Pine Cone Cir	0.30mi	4/2.0	2,034 (-14%)	7mo	$154,000	$76	53
607 Pine Cone Dr	0.05mi	3/2.0 (-1)	2,036 (-14%)	14mo	$225,000	$111	53
109 Platt Dr	0.66mi	4/2.0	2,214 (-6%)	3mo	$279,900	$126	52
110 Woodcrest Dr	0.46mi	3/2.0 (-1)	2,100 (-11%)	9mo	$234,900	$112	44
104 Pine Lake Dr	0.34mi	3/2.0 (-1)	2,072 (-12%)	14mo	$255,000	$123	43
639 Mary Jane Blvd	0.54mi	4/2.0	2,572 (+9%)	16mo	$265,000	$103	43
619 Lawrence Dr	0.44mi	3/2.0 (-1)	2,157 (-9%)	18mo	$279,000	$129	41
124 Platt Dr	0.62mi	4/2.0	2,084 (-12%)	22mo	$260,750	$125	29
102 Ardis Dr	0.56mi	4/2.0	2,049 (-13%)	24mo	$292,900	$143	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $6,019
• Equity at exit: $28,255

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $52,280
• Equity at exit: $16,384

Cash invested: $53,060 (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 71037

• Home prices YoY: -27.8%
• Active inventory: 333
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $578

Break-even live

Break-even rent $1,404

Max offer price $189,500

Occupancy floor 68%

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2067 Highpoint Pl Haughton, LA	4.0	2.0	1918	$2,400	$1.25	13d	1	0.91mi

Listing history 4 events

1. 2026-04-10
   status Pending
2. 2026-03-16
   listed $189,500 Active
3. 1999-10-08
   soldstatus $96,000
4. 1999-10-08
   soldstatus $10,200

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $1,042 · $87/mo
• Expected delta: +$605/yr (+$50/mo · 138.5%)

ⓘ 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 ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,628
• − Mortgage interest: −$10,615
• − Property taxes: −$437
• − Insurance: −$948
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$5,513
• Taxable income: $4,016
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $5,973/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

• Census place: Eastwood, LA
• County: Bossier Parish · 98,704 people
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 21,192
• Household income: $78,571
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 171.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -59.53%
• Current HPI: 154.5064
• Rent YoY: —
• 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

+97.4% since first listed

4 events — show timeline

• 2026-04-10 Pending — NTREIS
• 2026-03-16 Listed $189,500 NTREIS
• 1999-10-08 Sold (Public Records) $10,200 Public Records
• 1999-10-08 Sold (Public Records) $96,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $437 · +0.4% YoY. Source: county tax records.