429 Remington · Bossier City, LA 71111

$310,000

4 bd · 2.0 ba · 1,998 sqft · Other public records · 43 Days on market

Built 2014 6,986 sqft lot $155/sqft · 10% below area Est $337k · 8% under $22/mo HOA · 1% of rent

---

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 +11.1/15.0
• Cash flow +9.1/30.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

FRESHLY PAINT + GREAT LAYOUT =THE PERFECT MATCH! Welcome home to this beautifully maintained 4-bedroom home in Cypress Bend Garden! Conveniently located in Bossier City, this move-in ready property offers 1,965 square feet of comfortable living space with a functional open layout perfect for everyday living and entertaining. Step inside to find a freshly painted interior that gives the home a bright, clean, updated feel throughout. The spacious living area features a cozy fireplace, while the kitchen and dining spaces flow seamlessly for easy gatherings with family and friends. The remote primary suite offers privacy and comfort. One of the oversized bedrooms is large enough for a sit

Key facts

• Oversized bedrooms
• Cozy fireplace
• Well kept yard

Tags

• FRESHLY PAINTED INTERIOR
• COZY FIREPLACE
• OVERSIZED BEDROOMS
• WELL KEPT YARD
• NEARBY OUTDOOR RECREATION

Property features AI

Finance

• Other: Subdivision: Cypress Bend Garden #4; County: Bossier
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory HOA; HOA fee $265 annually; HOA covers grounds maintenance; HOA: Cypress Bent HOA

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage; Driveway; Garage faces front
• Utilities: City water; City sewer; Electricity available; Sidewalk
• Home design: Single family residence; One story; Residential property (not attached)
• Construction: Built in 2014
• Exterior features: Covered patio/porch

Interior

• Kitchen: Built-in gas range; Dishwasher; Garbage disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom on main level; Total of 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Living room fireplace
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Granite counters; Flat screen wiring; Window coverings

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $310k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (26.4% below list).
• Recommended offer: $228k (26.4% 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.
• 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: 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 22d 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 42% 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 43 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $108k; list at $310k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $228,288 (26.4% 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 43 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 11.3

CMA / ARV

• ARV (median comp): $337,342
• List price: $310,000
• Delta: -8.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.34×
• Total profit: $-57,019
• Equity at exit: $46,222

10-year hold

• IRR: -4.9%
• Equity multiple: 0.63×
• Total profit: $-31,972
• Equity at exit: $26,803

Cash invested: $86,800 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,283 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$266 /mo · $3,189/yr
• Insurance: −$129
• HOA: −$22
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-239

Break-even live

Break-even rent $2,586

Max offer price $267,764

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-151	+0% $-239	+5% $-327	+10% $-415
Rent	-10% $-419	-5% $-329	+0% $-239	+5% $-149	+10% $-59
Rate	-1.0pp $-83	-0.5pp $-160	base $-239	+0.5pp $-319	+1.0pp $-401

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Acacia Dr Bossier City, LA	3.0	2.0	1765	$2,200	$1.25	21d	1	0.45mi
217 Norwell Ln Bossier City, LA	4.0	2.5	1851	$2,400	$1.30	21d	1	0.64mi
90 Kingston Xing Bossier City, LA	1.0–3.0	1.0–2.0	1150	$2,015	$1.75	14d	14	0.79mi
303 Plum Orchard Ln Benton, LA	4.0	3.0	2073	$2,600	$1.25	21d	1	1.03mi
3348 Grand Lake Dr Bossier City, LA	3.0	2.0	1800	$2,100	$1.17	21d	1	1.22mi
3283 Grand Lake Dr Bossier City, LA	3.0	2.0	1302	$1,950	$1.50	21d	1	1.29mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 25 events

1. 2026-06-18
   days on market $310,000 Active 43 DOM
2. 2026-06-17
   days on market $310,000 Active 42 DOM
3. 2026-06-16
   days on market $310,000 Active 41 DOM
4. 2026-06-15
   days on market $310,000 Active 40 DOM
5. 2026-06-14
   days on market $310,000 Active 38 DOM
6. 2026-06-13
   days on market $310,000 Active 37 DOM
7. 2026-06-10
   days on market $310,000 Active 35 DOM
8. 2026-06-09
   days on market $310,000 Active 34 DOM
9. 2026-06-08
   days on market $310,000 Active 33 DOM
10. 2026-06-07
    days on market $310,000 Active 32 DOM
11. 2026-06-02
    days on market $310,000 Active 27 DOM
12. 2026-06-01
    days on market $310,000 Active 26 DOM
13. 2026-05-31
    days on market $310,000 Active 25 DOM
14. 2026-05-30
    days on market $310,000 Active 24 DOM
15. 2026-05-06
    listed $312,000 Active 1172-char remark
16. 2025-09-09
    historical $2,000
17. 2025-08-09
    listed $2,000
18. 2025-08-09
    historical $2,000
19. 2025-08-06
    listed $2,000
20. 2024-10-02
    historical $2,000
21. 2024-09-26
    price $2,000
22. 2024-08-24
    price $2,100
23. 2024-07-18
    price $2,200
24. 2024-07-02
    listed $2,300
25. 2013-03-08
    soldstatus $108,000

ⓘ 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: $3,189 · $266/mo
• Projected year-2 tax: $3,189 · $266/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $27,395
• − Mortgage interest: −$17,365
• − Property taxes: −$3,189
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − HOA: −$264
• − Depreciation: −$9,018
• Taxable loss: −$8,374
• Est. tax savings @ 24.0%: +$2,010
• After-tax cash flow: $-859/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

• 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

+187.0% since first listed

12 events — show timeline

• 2026-05-28 Price Changed $310,000 NTREIS
• 2026-05-06 Listed $312,000 NTREIS
• 2025-09-09 Rental Removed $2,000 NTREIS
• 2025-08-09 Listed for Rent $2,000 NTREIS
• 2025-08-09 Rental Removed $2,000 APPFOLIO
• 2025-08-06 Listed for Rent $2,000 APPFOLIO
• 2024-10-02 Rental Removed $2,000 NTREIS
• 2024-09-26 Price Changed $2,000 NTREIS
• 2024-08-24 Price Changed $2,100 NTREIS
• 2024-07-18 Price Changed $2,200 NTREIS
• 2024-07-02 Listed for Rent $2,300 NTREIS
• 2013-03-08 Sold (Public Records) $108,000 Public Records

Property tax history

+19.8%/yr

Latest (2025): $3,189 · -1.0% YoY. Source: county tax records.