3016 Pleasant Grv · Bossier City, LA 71111

$285,000

3 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 34 Days on market

Built 2006 9,670 sqft lot $150/sqft · 7% below area Est $311k · 8% under

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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).

• ARV discount +11.2/15.0
• Cash flow +9.7/30.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained home in the highly desirable Stockwell Place Estates subdivision in North Bossier with EXCELLENT schools not in a flood zone and no HOA . This large 3 bedroom, 2 bath home offers an inviting open floor plan with abundant natural light, tall ceilings, and a warm, welcoming feel throughout. The living area is perfect for entertaining and flows seamlessly into the kitchen and dining spaces. The kitchen has updated gas appliances with granite countertops. The remote primary suite provides a private retreat featuring a spa-like ensuite bath with double vanities, garden whirlpool tub, separate shower, and walk-in closet. You’ll love the many updates and features inclu

Key facts

• Remote primary suite
• Garden whirlpool tub
• Walk-in closet

Tags

• UPDATED GAS APPLIANCES
• GRANITE COUNTERTOPS
• REMOTE PRIMARY SUITE
• SPA-LIKE ENSUITE BATH
• GARDEN WHIRLPOOL TUB
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Epoxy flooring in garage
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Attached property; One level; Built in 2006
• Construction: Year built 2006
• Exterior features: Lot in Stockwell Place Un 13 subdivision; Less than 0.5 acre lot

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Gas oven; Microwave
• Bedrooms: Primary bedroom (Level 1) — approximately 12 x 12
• Bathrooms: 2 full bathrooms
• Interior features: Granite counters; Gas fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (30.3% below list).
• Recommended offer: $199k (30.3% 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); 421 active listings in the ZIP; 6 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 36% 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 $9k 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 34 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $235k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,514 (30.3% 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 34 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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: 0.70% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 12.0

CMA / ARV

• ARV (median comp): $310,720
• List price: $285,000
• Delta: -8.28%
• 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
2508 Cole Cir	0.21mi	3/2.0	1,741 (-9%)	5mo	$266,900	$153	72
8113 Dogwood Trl	0.63mi	3/2.0	1,900 (-0%)	1mo	$259,900	$137	69
2529 Brookhaven Dr	0.22mi	3/2.0	1,732 (-9%)	16mo	$269,900	$156	62
3236 Stockwell Rd	0.19mi	3/2.0	1,653 (-13%)	16mo	$255,000	$154	56
2409 Stockwell Rd	0.53mi	3/2.0	1,667 (-12%)	1mo	$165,000	$99	53
3320 Trailview Cir	0.51mi	4/2.0 (+1)	1,846 (-3%)	18mo	$259,900	$141	51
7903 Cedar Creek Cir	0.60mi	3/2.0	2,064 (+8%)	12mo	$269,900	$131	48
6001 Jason St	0.29mi	3/2.0	1,640 (-14%)	18mo	$259,000	$158	48
2305 Brookhaven Dr	0.64mi	3/2.0	1,735 (-9%)	11mo	$260,000	$150	46
8044 Fernwood Cir	0.57mi	2/2.5 (-1)	2,117 (+11%)	9mo	$246,000	$116	40
2412 Stockwell Rd	0.52mi	4/3.0 (+1)	2,140 (+12%)	9mo	$249,898	$117	39
3207 Deerfield Dr	0.70mi	3/2.0	1,643 (-14%)	17mo	$238,000	$145	30

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: -17.6%
• Equity multiple: 0.36×
• Total profit: $-50,925
• Equity at exit: $42,494

10-year hold

• IRR: -4.7%
• Equity multiple: 0.65×
• Total profit: $-27,695
• Equity at exit: $24,642

Cash invested: $79,800 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-189

Break-even live

Break-even rent $2,224

Max offer price $251,700

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6021 Whitney Dr Bossier City, LA	4.0	2.0	1780	$2,100	$1.18	43d	1	0.18mi
2523 Brookhaven Dr Bossier City, LA	3.0	2.0	1800	$1,950	$1.08	20d	1	0.28mi
6011 Jason St Bossier City, LA	3.0	2.0	1887	$2,000	$1.06	13d	1	0.30mi
8052 Fernwood Cir Haughton, LA	3.0	2.0	2005	$1,850	$0.92	13d	1	0.54mi
8509 Woodhill Ln Haughton, LA	3.0	2.0	1451	$1,650	$1.14	43d	1	1.05mi
2201 Hickory Ridge Dr Bossier City, LA	4.0	2.0	1900	$1,950	$1.03	20d	1	1.11mi

Listing history 18 events

1. 2026-06-18
   days on market $285,000 Active 34 DOM
2. 2026-06-17
   days on market $285,000 Active 33 DOM
3. 2026-06-16
   days on market $285,000 Active 32 DOM
4. 2026-06-15
   days on market $285,000 Active 31 DOM
5. 2026-06-14
   days on market $285,000 Active 29 DOM
6. 2026-06-13
   days on market $285,000 Active 28 DOM
7. 2026-06-10
   days on market $285,000 Active 26 DOM
8. 2026-06-09
   days on market $285,000 Active 25 DOM
9. 2026-06-08
   days on market $285,000 Active 24 DOM
10. 2026-06-07
    days on market $285,000 Active 23 DOM
11. 2026-06-02
    days on market $285,000 Active 18 DOM
12. 2026-06-01
    days on market $285,000 Active 17 DOM
13. 2026-05-31
    days on market $285,000 Active 16 DOM
14. 2026-05-30
    days on market $285,000 Active 15 DOM
15. 2026-05-11
    listed $285,000 Active 1607-char remark
16. 2021-04-15
    soldstatus $235,000
17. 2018-10-12
    soldstatus $202,000
18. 2004-05-06
    soldstatus $857,800

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $1,721 · $143/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $23,822
• − Mortgage interest: −$15,964
• − Property taxes: −$1,721
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$8,291
• Taxable loss: −$7,391
• Est. tax savings @ 24.0%: +$1,774
• After-tax cash flow: $-488/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

-66.8% since first listed

4 events — show timeline

• 2026-05-11 Listed $285,000 NTREIS
• 2021-04-15 Sold (Public Records) $235,000 Public Records
• 2018-10-12 Sold (Public Records) $202,000 Public Records
• 2004-05-06 Sold (Public Records) $857,800 Public Records

Property tax history

-2.7%/yr

Latest (2025): $1,721 · -1.3% YoY. Source: county tax records.