Bolton II A Plan · Haughton, LA 71037

$247,990

4 bd · 2.0 ba · 1,501 sqft · SingleFamily · 269 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 +9.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• 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 — $266,796.

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 $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (16.0% below list).
• Recommended offer: $208k (16.0% below list) — sets the bar for 1% rule.

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.
• 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 32% 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 269 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,319 (16.0% 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 269 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.78% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $266,796
• List price: $247,990
• Delta: -7.05%
• 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%)	0mo	$251,439	$168	98
185 Berkshire Pl	0.01mi	3/2.0 (-1)	1,522 (+1%)	1mo	$251,683	$165	92
194 Berkshire Pl	0.03mi	4/2.0	1,568 (+4%)	1mo	$259,265	$165	90
247 Berkshire Pl	0.07mi	3/2.0 (-1)	1,538 (+2%)	4mo	$255,000	$166	84
219 Berkshire Pl	0.12mi	3/2.0 (-1)	1,538 (+2%)	2mo	$246,900	$161	84
607 Girard Ct	0.15mi	3/2.0 (-1)	1,538 (+2%)	1mo	$261,668	$170	83
303 Babineaux Ln	0.14mi	3/2.0 (-1)	1,451 (-3%)	2mo	$245,790	$169	82
188 Berkshire Pl	0.03mi	4/2.0	1,691 (+13%)	3mo	$265,744	$157	75
422 Zinfandel Pl	0.19mi	3/2.0 (-1)	1,423 (-5%)	7mo	$233,370	$164	72
428 Shady Wood Ln	0.47mi	3/2.0 (-1)	1,475 (-2%)	1mo	$219,900	$149	70
141 W Mckinley Ave	0.49mi	3/2.0 (-1)	1,453 (-3%)	1mo	$219,000	$151	66
223 W Mckinley Ave	0.46mi	3/2.0 (-1)	1,560 (+4%)	6mo	$179,000	$115	62

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-55,814
• Equity at exit: $39,780

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-64,716
• Equity at exit: $23,068

Cash invested: $74,703 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$1,399
• Tax est. 1.5%: −$333 /mo · $4,002/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-198

Break-even live

Break-even rent $2,334

Max offer price $238,139

Occupancy floor —

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: $66,699
• Closing costs: $8,004
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Berkshire Pl Haughton, LA	3.0	2.0	1867	$2,200	$1.18	13d	1	0.04mi

Listing history 15 events

1. 2026-06-18
   days on market $247,990 Active 269 DOM
2. 2026-06-17
   days on market $247,990 Active 268 DOM
3. 2026-06-16
   days on market $247,990 Active 267 DOM
4. 2026-06-15
   days on market $247,990 Active 266 DOM
5. 2026-06-14
   days on market $247,990 Active 264 DOM
6. 2026-06-13
   days on market $247,990 Active 263 DOM
7. 2026-06-10
   days on market $247,990 Active 261 DOM
8. 2026-06-09
   days on market $247,990 Active 260 DOM
9. 2026-06-08
   days on market $247,990 Active 259 DOM
10. 2026-06-07
    days on market $247,990 Active 258 DOM
11. 2026-06-02
    days on market $247,990 Active 253 DOM
12. 2026-06-01
    days on market $247,990 Active 252 DOM
13. 2026-05-31
    days on market $247,990 Active 251 DOM
14. 2026-05-30
    days on market $247,990 Active 250 DOM
15. 2025-09-23
    listed $247,990 Active 647-char remark

    Show marketing remark (647 chars)

    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.

ⓘ 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: $24,998
• − Mortgage interest: −$14,945
• − Property taxes: −$4,002
• − Insurance: −$1,334
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$7,761
• Taxable loss: −$7,043
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $-686/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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 · 98,704 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: 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

1 event — show timeline

• 2025-09-23 Listed $247,990 Zillow