4903 Dahlia Dr · Bossier City, LA 71111

$57,000

3 bd · 2.0 ba · 1,069 sqft · SingleFamily public records · 19 Days on market

Built 1969 8,407 sqft lot ↓ 34% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in the charming, established Swan Lake subdivision of Bossier City! This 3-bedroom, 2-bath home is full of potential and ready for a complete transformation. Nestled in a well-loved neighborhood known for its mature trees and inviting community feel, this property offers the perfect canvas for investors or buyers looking to create their dream home from the ground up. Inside, the layout provides an open living area and a functional floor plan, just waiting to be reimagined. Outside, the lot offers room to enhance curb appeal and create a welcoming outdoor space. Whether you're an experienced renovator or someone with a vision, this property is a rare chance to bring new li

Key facts

• Open living area
• Enhance curb appeal
• Mature trees

Tags

• SWAN LAKE SUBDIVISION
• MATURE TREES
• OPEN LIVING AREA
• FUNCTIONAL FLOOR PLAN
• ENHANCE CURB APPEAL
• WELCOMING OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $56k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.9% 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.
• 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; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $56,145 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.50% ✓
• Cap rate: 21.88%
• Cash-on-cash: 55.67%
• DSCR: 3.48
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $120,797
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4844 Camellia Ln	0.11mi	3/1.5	1,091 (+2%)	3mo	$149,900	$137	87
4913 Dahlia Dr	0.05mi	3/1.5	1,021 (-4%)	10mo	$105,000	$103	80
4853 Lilac Cir	0.14mi	3/1.5	1,013 (-5%)	8mo	$122,000	$120	76
4908 Okeefe St	0.22mi	3/1.5	1,023 (-4%)	11mo	$95,900	$94	72
4817 Orchid Cir	0.27mi	3/1.5	1,006 (-6%)	8mo	$119,900	$119	68
4517 Donnie Ave	0.61mi	3/1.0	1,022 (-4%)	3mo	$128,000	$125	58
4809 Sullivan St	0.33mi	3/1.5	1,186 (+11%)	9mo	$115,000	$97	57
4717 Okeefe St	0.45mi	3/2.5	1,144 (+7%)	11mo	$129,900	$114	56
4521 Donnie Ave	0.58mi	3/1.0	1,074 (+0%)	17mo	$109,900	$102	54
4825 Sullivan St	0.26mi	3/1.0	1,204 (+13%)	12mo	$134,000	$111	53
4610 Voss Dr	0.68mi	3/2.0	1,126 (+5%)	9mo	$127,500	$113	52
4603 Sullivan St	0.58mi	3/1.0	1,152 (+8%)	11mo	$89,900	$78	47

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: 58.0%
• Equity multiple: 3.71×
• Total profit: $43,218
• Equity at exit: $8,499

10-year hold

• IRR: 64.1%
• Equity multiple: 8.63×
• Total profit: $121,754
• Equity at exit: $4,928

Cash invested: $15,960 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$299
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $740

Break-even live

Break-even rent $487

Max offer price $57,000

Occupancy floor 43%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4720 Okeefe St Bossier City, LA	3.0	1.0	1212	$1,300	$1.07	21d	1	0.47mi
5705 E Texas St #175 Bossier City, LA	2.0	1.5	1044	$1,050	$1.01	44d	1	0.48mi
4612 Sullivan St Bossier City, LA	3.0	1.0	864	$1,200	$1.39	21d	1	0.55mi
5200 E Texas St Bossier City, LA	1.0–3.0	1.0–2.0	1068	$1,731	$1.62	13d	28	0.65mi
800 Venecia Dr Bossier City, LA	3.0	2.0	1363	$2,000	$1.47	44d	1	0.79mi
1206 Olwen Dr Bossier City, LA	3.0	1.0	1056	$975	$0.92	13d	1	0.82mi
1314 Lampkin St Bossier City, LA	2.0	1.0	1000	$1,000	$1.00	21d	1	0.91mi
1523 Lampkin Cir Bossier City, LA	3.0	1.0	1114	$1,150	$1.03	21d	1	0.99mi
1315 Norris Dr Bossier City, LA	3.0	1.0	1095	$1,150	$1.05	21d	1	1.08mi
1419 Teekell St Bossier City, LA	3.0	1.0	1146	$1,400	$1.22	44d	1	1.09mi

Listing history 4 events

1. 2026-04-07
   status Pending
2. 2026-03-30
   historical Active Option Contract
3. 2026-03-14
   listed $57,000 Active
4. 2009-10-29
   soldstatus $86,000

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $749 · $62/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 · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,096
• − Mortgage interest: −$3,193
• − Property taxes: −$749
• − Insurance: −$285
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$1,658
• Taxable income: $8,475
• Est. tax owed @ 24.0%: −$2,034
• After-tax cash flow: $6,850/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

-33.7% since first listed

4 events — show timeline

• 2026-04-07 Pending — NTREIS
• 2026-03-30 Contingent — NTREIS
• 2026-03-14 Listed $57,000 NTREIS
• 2009-10-29 Sold (Public Records) $86,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $749 · +7547.7% YoY. Source: county tax records.