2126 Middle Creek Blvd · Bossier City, LA 71111

$229,900

3 bd · 2.0 ba · 1,678 sqft · SingleFamily public records · 114 Days on market

Built 1993 6,621 sqft lot $137/sqft · 11% below area Est $259k · 11% under

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Why this score? — see what drove the C- 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 +16.0/30.0
• ARV discount +12.6/15.0
• DSCR +5.0/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious open floor plan won't last long! Having a gorgeous Dining Room, a nice size Kitchen with a Breakfast Bar, Pantry and lots of cabinets. An oversized family room with a cozy fireplace for all of your family gatherings. Two nice size Bedrooms and a remote Primary Bedroom with a Spa like Bath. Oversized Laundry Room with space for a freezer. There is also a 10 x 20 New building in the back yard with electricity and fully insulated with an attic for storage. This home is located only a few blocks from the elementary school, fire department, neighborhood Walmart and easy access to I-20, I-220, BAFB, Bossier Parish Community College, and Louisiana Downs. Seller is also offering a painting allowance with acceptable offer.

Key facts

• Open floor plan
• Gorgeous dining room
• Cozy fireplace

Tags

• OPEN FLOOR PLAN
• GORGEOUS DINING ROOM
• BREAKFAST BAR
• OVERSIZED FAMILY ROOM
• COZY FIREPLACE
• REMOTE PRIMARY BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (13.0% below list).
• Recommended offer: $200k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.7% in Bossier City — 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 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); 421 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% 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 $7k 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 114 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $174k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $199,917 (13.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $259,189
• List price: $229,900
• Delta: -11.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 Middle Creek Blvd	0.05mi	3/2.0	1,768 (+5%)	2mo	$279,000	$158	88
2103 Sandhurst St	0.18mi	3/2.0	1,610 (-4%)	2mo	$220,000	$137	84
5900 Stockwood St	0.21mi	3/2.0	1,728 (+3%)	3mo	$245,000	$142	82
2186 Stockwell Rd	0.25mi	3/2.0	1,541 (-8%)	1mo	$297,500	$193	74
6004 Summerville Ln	0.18mi	3/2.0	1,524 (-9%)	3mo	$249,900	$164	74
6014 Ellington Way	0.37mi	3/2.0	1,901 (+13%)	2mo	$268,000	$141	58
6012 Pepperwood Cir	0.55mi	4/2.0 (+1)	1,772 (+6%)	3mo	$269,900	$152	57
6010 Inglewood Ct	0.29mi	4/2.0 (+1)	1,898 (+13%)	6mo	$275,000	$145	55
6009 Tracy Ln	0.73mi	3/2.0	1,604 (-4%)	7mo	$237,000	$148	53
2308 Stockwell Rd	0.70mi	3/2.0	1,501 (-10%)	3mo	$230,000	$153	47
513 Dogwood South Ln	0.70mi	3/2.0	1,872 (+12%)	4mo	$323,500	$173	44
516 Dogwood South Ln	0.66mi	4/2.0 (+1)	1,860 (+11%)	3mo	$319,500	$172	44

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.65×
• Total profit: $-22,578
• Equity at exit: $34,279

10-year hold

• IRR: 4.1%
• Equity multiple: 1.35×
• Total profit: $22,308
• Equity at exit: $19,878

Cash invested: $64,372 (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: 421
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$163 /mo · $1,959/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $115

Break-even live

Break-even rent $1,854

Max offer price $229,900

Occupancy floor 89%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 Hickory Ridge Dr Bossier City, LA	4.0	2.0	1900	$1,950	$1.03	21d	1	0.37mi
6011 Jason St Bossier City, LA	3.0	2.0	1887	$2,000	$1.06	13d	1	1.03mi
2523 Brookhaven Dr Bossier City, LA	3.0	2.0	1800	$1,950	$1.08	21d	1	1.06mi
8052 Fernwood Cir Haughton, LA	3.0	2.0	2005	$1,850	$0.92	13d	1	1.12mi
6021 Whitney Dr Bossier City, LA	4.0	2.0	1780	$2,100	$1.18	43d	1	1.15mi
369 Wood Spgs Haughton, LA	4.0	2.0	1890	$2,300	$1.22	13d	1	1.25mi
701 Fir Wood Ln Haughton, LA	4.0	3.0	2065	$2,400	$1.16	43d	1	1.37mi
8509 Woodhill Ln Haughton, LA	3.0	2.0	1451	$1,650	$1.14	43d	1	1.41mi

Listing history 21 events

1. 2026-06-18
   days on market $229,900 Active 114 DOM
2. 2026-06-17
   days on market $229,900 Active 113 DOM
3. 2026-06-16
   days on market $229,900 Active 112 DOM
4. 2026-06-15
   days on market $229,900 Active 111 DOM
5. 2026-06-14
   days on market $229,900 Active 109 DOM
6. 2026-06-13
   days on market $229,900 Active 108 DOM
7. 2026-06-10
   days on market $229,900 Active 106 DOM
8. 2026-06-09
   days on market $229,900 Active 105 DOM
9. 2026-06-08
   days on market $229,900 Active 104 DOM
10. 2026-06-07
    days on market $229,900 Active 103 DOM
11. 2026-06-02
    days on market $229,900 Active 98 DOM
12. 2026-06-01
    days on market $229,900 Active 97 DOM
13. 2026-05-31
    days on market $229,900 Active 96 DOM
14. 2026-05-30
    days on market $229,900 Active 95 DOM
15. 2026-05-12
    price $229,900 739-char remark

    Show marketing remark (739 chars)

    This spacious open floor plan won't last long! Having a gorgeous Dining Room, a nice size Kitchen with a Breakfast Bar, Pantry and lots of cabinets. An oversized family room with a cozy fireplace for all of your family gatherings. Two nice size Bedrooms and a remote Primary Bedroom with a Spa like Bath. Oversized Laundry Room with space for a freezer. There is also a 10 x 20 New building in the back yard with electricity and fully insulated with an attic for storage. This home is located only a few blocks from the elementary school, fire department, neighborhood Walmart and easy access to I-20, I-220, BAFB, Bossier Parish Community College, and Louisiana Downs. Seller is also offering a painting allowance with acceptable offer.

16. 2026-03-20
    price $234,900 739-char remark

    Show marketing remark (739 chars)

    This spacious open floor plan won't last long! Having a gorgeous Dining Room, a nice size Kitchen with a Breakfast Bar, Pantry and lots of cabinets. An oversized family room with a cozy fireplace for all of your family gatherings. Two nice size Bedrooms and a remote Primary Bedroom with a Spa like Bath. Oversized Laundry Room with space for a freezer. There is also a 10 x 20 New building in the back yard with electricity and fully insulated with an attic for storage. This home is located only a few blocks from the elementary school, fire department, neighborhood Walmart and easy access to I-20, I-220, BAFB, Bossier Parish Community College, and Louisiana Downs. Seller is also offering a painting allowance with acceptable offer.

17. 2026-02-24
    listed $239,900 Active 739-char remark

    Show marketing remark (739 chars)

    This spacious open floor plan won't last long! Having a gorgeous Dining Room, a nice size Kitchen with a Breakfast Bar, Pantry and lots of cabinets. An oversized family room with a cozy fireplace for all of your family gatherings. Two nice size Bedrooms and a remote Primary Bedroom with a Spa like Bath. Oversized Laundry Room with space for a freezer. There is also a 10 x 20 New building in the back yard with electricity and fully insulated with an attic for storage. This home is located only a few blocks from the elementary school, fire department, neighborhood Walmart and easy access to I-20, I-220, BAFB, Bossier Parish Community College, and Louisiana Downs. Seller is also offering a painting allowance with acceptable offer.

18. 2011-09-28
    soldstatus $174,000
19. 2005-06-08
    soldstatus $155,100
20. 2000-12-19
    soldstatus $115,000
21. 1998-01-02
    soldstatus $107,500

ⓘ 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: $1,959 · $163/mo
• Projected year-2 tax: $1,959 · $163/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $23,990
• − Mortgage interest: −$12,878
• − Property taxes: −$1,959
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$6,688
• Taxable loss: −$2,523
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $1,982/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

• Census place: Bossier City, LA
• 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

+113.9% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $229,900 NTREIS
• 2026-03-20 Price Changed $234,900 NTREIS
• 2026-02-24 Listed $239,900 NTREIS
• 2011-09-28 Sold (Public Records) $174,000 Public Records
• 2005-06-08 Sold (Public Records) $155,100 Public Records
• 2000-12-19 Sold (Public Records) $115,000 Public Records
• 1998-01-02 Sold (Public Records) $107,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,959 · +58.6% YoY. Source: county tax records.