Bolton II A Plan · Haughton, LA 71037

$247,990

4 bd · 2.0 ba · 1,501 sqft · SingleFamily · 367 Days on market

Good condition

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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).

• Cash flow +12.3/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Bolton II A floor plan by DSLD Homes, a smartly designed 1,501 sq. ft. home featuring 4 bedrooms, 2 full bathrooms, and a two-car garage. The exterior blends classic charm with durability, showcasing brick, stucco, and siding finishes, plus a covered rear porch perfect for outdoor relaxation. Inside, enjoy a bright, functional layout with recessed can lighting in the kitchen. The master suite offers a garden tub, separate shower, and a walk-in closet, delivering both comfort and convenience. Ideal for growing families or anyone needing extra space, this energy-efficient home combines value, style, and everyday functionality.

Key facts

• Walk-in closet
• Separate shower
• Covered rear porch

Tags

• COVERED REAR PORCH
• RECESSED CAN LIGHTING
• GARDEN TUB
• SEPARATE SHOWER
• WALK-IN CLOSET
• ENERGY-EFFICIENT HOME

🏗️ New construction. The $247,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $264,954.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $248k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-51 ($-607/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (9.1% below list).
• Recommended offer: $218k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#105 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, 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: T.L. Rodes Elementary School (612 students, 58% FRL); Haughton Middle School (math 32% / reading 47%, grade F, #66 of 218 statewide, top 30%, 1,075 students, 61% FRL); Haughton High School (math 56% / reading 52%, grade C-, #28 of 265 statewide, top 11%, 1,381 students, 53% FRL) — zoned schools average 57% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 428 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $2k of loan paydown is wiped out by about $8k 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 367 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,231 (12.0% 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 367 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $264,954
• List price: $247,990
• Delta: -6.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
186 Berkshire Pl	0.03mi	4/2.0	1,501 (0%)	3mo	$251,439	$168	96
204 Berkshire Pl	0.03mi	3/2.0 (-1)	1,538 (+2%)	1mo	$243,000	$158	88
329 Babineaux Ln	0.14mi	3/2.0 (-1)	1,522 (+1%)	0mo	$255,301	$168	86
305 Babineaux Ln	0.19mi	3/2.0 (-1)	1,522 (+1%)	1mo	$248,015	$163	83
411 Charmes Cir	0.15mi	3/2.0 (-1)	1,451 (-3%)	3mo	$247,055	$170	80
302 Babineaux Ln	0.14mi	3/2.0 (-1)	1,629 (+8%)	0mo	$253,990	$156	74
300 Babineaux Ln	0.18mi	3/2.0 (-1)	1,629 (+8%)	0mo	$253,990	$156	72
404 Charmes Cir	0.14mi	3/2.0 (-1)	1,356 (-10%)	2mo	$223,990	$165	70
137 Ragan Ln	0.46mi	3/2.0 (-1)	1,529 (+2%)	1mo	$235,000	$154	70
428 Shady Wood Ln	0.47mi	3/2.0 (-1)	1,475 (-2%)	4mo	$219,900	$149	67
141 W Mckinley Ave	0.49mi	3/2.0 (-1)	1,453 (-3%)	4mo	$219,000	$151	63
412 Red Oak Ln	0.32mi	3/2.0 (-1)	1,325 (-12%)	1mo	$215,000	$162	60

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-46,123
• Equity at exit: $39,506

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-44,174
• Equity at exit: $22,908

Cash invested: $74,187 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 34 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $251,990 ($160/sqft)
• Median days on market: 367 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +10.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71037

• Home prices YoY: -27.8%
• Active inventory: 428
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,254 high
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-51

Break-even live

Break-even rent $2,318

Max offer price $257,632

Occupancy floor 97%

Sensitivity live

Price	-10% $133	-5% $41	+0% $-51	+5% $-142	+10% $-234
Rent	-10% $-229	-5% $-140	+0% $-51	+5% $38	+10% $127
Rate	-1.0pp $83	-0.5pp $17	base $-51	+0.5pp $-119	+1.0pp $-189

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: $66,239
• Closing costs: $7,949
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Berkshire Pl Haughton, LA	3.0	2.0	1867	$2,200	$1.18	109d	1	0.04mi
428 Zinfandel Pl Haughton, LA	3.0	2.0	1514	$2,200	$1.45	0d	1	0.20mi
607 Cabernet Ct Haughton, LA	3.0	2.0	1601	$2,200	$1.37	0d	1	0.97mi
304 Boulder Dr Haughton, LA	4.0	2.5	2206	$3,300	$1.50	0d	1	1.13mi
1234 Camp St Haughton, LA	3.0	2.0	1568	$1,550	$0.99	0d	1	1.39mi
1234 Camp St Haughton, LA	3.0	2.0	1568	$1,550	$0.99	2d	1	1.39mi

Listing history 50 events

1. 2026-09-24
   days on market $247,990 Active 367 DOM
2. 2026-09-24
   days on market $247,990 Active 366 DOM
3. 2026-09-22
   days on market $247,990 Active 365 DOM
4. 2026-09-21
   days on market $247,990 Active 364 DOM
5. 2026-09-20
   days on market $247,990 Active 363 DOM
6. 2026-09-18
   days on market $247,990 Active 361 DOM
7. 2026-09-17
   days on market $247,990 Active 360 DOM
8. 2026-09-16
   days on market $247,990 Active 359 DOM
9. 2026-09-15
   days on market $247,990 Active 358 DOM
10. 2026-09-14
    days on market $247,990 Active 357 DOM
11. 2026-09-13
    days on market $247,990 Active 356 DOM
12. 2026-09-12
    days on market $247,990 Active 355 DOM
13. 2026-09-11
    days on market $247,990 Active 354 DOM
14. 2026-09-05
    days on market $247,990 Active 348 DOM
15. 2026-09-04
    days on market $247,990 Active 347 DOM
16. 2026-09-03
    days on market $247,990 Active 346 DOM
17. 2026-08-31
    days on market $247,990 Active 343 DOM
18. 2026-08-30
    days on market $247,990 Active 342 DOM
19. 2026-08-29
    days on market $247,990 Active 341 DOM
20. 2026-08-28
    days on market $247,990 Active 340 DOM
21. 2026-08-27
    days on market $247,990 Active 339 DOM
22. 2026-08-25
    days on market $247,990 Active 337 DOM
23. 2026-08-24
    days on market $247,990 Active 336 DOM
24. 2026-08-23
    days on market $247,990 Active 335 DOM
25. 2026-08-22
    days on market $247,990 Active 334 DOM
26. 2026-08-21
    days on market $247,990 Active 333 DOM
27. 2026-08-20
    days on market $247,990 Active 332 DOM
28. 2026-08-19
    days on market $247,990 Active 331 DOM
29. 2026-08-18
    days on market $247,990 Active 330 DOM
30. 2026-08-17
    days on market $247,990 Active 329 DOM
31. 2026-08-16
    days on market $247,990 Active 328 DOM
32. 2026-08-15
    days on market $247,990 Active 327 DOM
33. 2026-08-14
    days on market $247,990 Active 326 DOM
34. 2026-08-13
    days on market $247,990 Active 325 DOM
35. 2026-08-12
    days on market $247,990 Active 324 DOM
36. 2026-08-11
    days on market $247,990 Active 323 DOM
37. 2026-08-10
    days on market $247,990 Active 322 DOM
38. 2026-08-09
    days on market $247,990 Active 321 DOM
39. 2026-08-08
    days on market $247,990 Active 320 DOM
40. 2026-08-07
    days on market $247,990 Active 319 DOM
41. 2026-08-06
    days on market $247,990 Active 318 DOM
42. 2026-08-05
    days on market $247,990 Active 317 DOM
43. 2026-08-04
    days on market $247,990 Active 316 DOM
44. 2026-08-03
    days on market $247,990 Active 315 DOM
45. 2026-07-31
    days on market $247,990 Active 312 DOM
46. 2026-07-29
    days on market $247,990 Active 310 DOM
47. 2026-07-27
    days on market $247,990 Active 308 DOM
48. 2026-07-25
    days on market $247,990 Active 306 DOM
49. 2026-07-24
    days on market $247,990 Active 305 DOM
50. 2026-07-23
    days on market $247,990 Active 304 DOM

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

Taxation est. · year 1

• Rental income: $27,045
• − Mortgage interest: −$14,842
• − Property taxes: −$3,974
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$7,708
• Taxable loss: −$5,131
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $624/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $7,505–$22,515 screening

This Bolton II A floor plan by DSLD Homes is in good condition with a good condition score of 80. It is move-in ready with minimal cosmetic updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics, attracting more buyers/renters. ↑
• Both Upgrading lighting fixtures — Enhances interior ambiance and can increase home value. ↑
• Both Reorganizing and updating kitchen appliances — Modernizes the kitchen and can attract more buyers/renters. ↑
• Both Upgrading HVAC system — Ensures comfort and energy efficiency, attracting more buyers/renters. ↑
• Both Adding smart home features — Enhances home automation and can increase home value and appeal to tech-savvy buyers/renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary T.l. Rodes Elementary School Middle Haughton Middle School F LA #66/218 Nat'l #6,151/14,009 High Haughton High School C- LA #28/265 Nat'l #4,773/17,239

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

C Composite livability gradescore 67/100

Livability — Haughton

• Score: 67/100
• State rank: #105
• US rank: #10251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haughton, LA
• County: Bossier Parish · 143,247 people
• City population: 21,192
• 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: 3% of renters

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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%

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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%

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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

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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 event — show timeline

• 2025-09-23 Listed $247,990 Zillow