1610 Hill St · Bossier City, LA 71111

$30,000

2 bd · 1.0 ba · 1,000 sqft · MultiFamily · 49 Days on market

Built 1980 Fair condition 4,000 sqft lot $30/sqft · 56% below area

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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 +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Key facts

• 4,000 sq ft lot
• Built 1980
• Listed 49 days

Property features AI

Finance

• Other: Property listed by Keller Williams Northwest; Located in Bossier Parish, United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Utilities: City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1980; Not attached to another unit
• Construction: Year built 1980
• Exterior features: Lot in Cumberland subdivision; Approximately 4,000 sq ft lot

Interior

• Kitchen: Electric cooktop
• Bedrooms: 2 bedrooms (Primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; One-level home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.1% 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; 13 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.60% ✓
• Cap rate: 32.13%
• Cash-on-cash: 92.29%
• DSCR: 5.11
• GRM: 2.3

CMA / ARV

• ARV (median comp): $68,830
• List price: $30,000
• Delta: -56.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 97.1%
• Equity multiple: 5.80×
• Total profit: $40,306
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 13.60×
• Total profit: $105,837
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $646

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 35%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Montgomery St Bossier City, LA	3.0	1.0	1152	$1,000	$0.87	13d	1	0.16mi
309 Edwards St Bossier City, LA	3.0	1.0	804	$815	$1.01	21d	1	0.30mi
301 Edwards St Bossier City, LA	2.0	1.0	900	$1,175	$1.31	21d	1	0.31mi
420 Wyche St Bossier City, LA	1.0	1.0	800	$500	$0.62	43d	1	0.31mi
1820 E Texas St Bossier City, LA	2.0	1.0	750	$850	$1.13	43d	1	0.44mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	21d	1	1.00mi
2400 Broadway Dr Bossier City, LA	3.0	1.0	1295	$1,450	$1.12	13d	1	1.04mi
1005 Clarence St Bossier City, LA	3.0	2.0	1203	$1,300	$1.08	43d	1	1.16mi
1518 Viosca St Bossier City, LA	3.0	2.0	1434	$1,200	$0.84	21d	1	1.17mi
1525 Debra St Bossier City, LA	3.0	1.0	1033	$975	$0.94	21d	1	1.26mi
100 Crossroads Blvd Bossier City, LA	1.0–2.0	1.0–2.0	858	$1,299	$1.51	43d	1	1.37mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	21d	7	1.37mi
400 Preston Blvd Bossier City, LA	1.0	1.0	706	$870	$1.23	43d	1	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $30,000 Active 49 DOM
2. 2026-06-17
   days on market $30,000 Active 48 DOM
3. 2026-06-16
   days on market $30,000 Active 47 DOM
4. 2026-06-15
   days on market $30,000 Active 46 DOM
5. 2026-06-14
   days on market $30,000 Active 44 DOM
6. 2026-06-13
   days on market $30,000 Active 43 DOM
7. 2026-06-10
   days on market $30,000 Active 41 DOM
8. 2026-06-09
   days on market $30,000 Active 40 DOM
9. 2026-06-08
   days on market $30,000 Active 39 DOM
10. 2026-06-07
    days on market $30,000 Active 38 DOM
11. 2026-06-02
    days on market $30,000 Active 33 DOM
12. 2026-06-01
    days on market $30,000 Active 32 DOM
13. 2026-05-31
    days on market $30,000 Active 31 DOM
14. 2026-05-30
    days on market $30,000 Active 30 DOM
15. 2026-04-30
    listed $30,000 Active 763-char remark
16. 2025-10-06
    historical $700
17. 2025-10-04
    listed $700
18. 2024-10-20
    historical $700
19. 2024-09-29
    price $700
20. 2024-09-10
    listed $750

ⓘ 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: $12,962
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$873
• Taxable income: $7,735
• Est. tax owed @ 24.0%: −$1,856
• After-tax cash flow: $5,896/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 · 8 photos

Fair 45/100 Moderate rehab

This property requires moderate rehabilitation, including painting, replacing missing cabinets and fixtures, and landscaping improvements. The property has potential for increased value through these updates.

Repairs flagged

• Major Exterior siding — The exterior siding is in poor condition and requires repainting or replacement.
• Major Kitchen cabinets — The kitchen cabinets are missing and need to be replaced or repaired.
• Major Bathroom fixtures — The bathroom fixtures are missing and need to be replaced.

Value-add opportunities

• Both Painting and repainting the exterior and interior — Painting can improve the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Replacing missing kitchen cabinets and fixtures — Replacing missing cabinets and fixtures in the kitchen and bathroom will improve the functionality and appearance of the property, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · The exterior siding is in poor condition and requires repainting or replacement.	Major	$15,000–50,000
Kitchen cabinets · The kitchen cabinets are missing and need to be replaced or repaired.	Major	$15,000–50,000
Bathroom fixtures · The bathroom fixtures are missing and need to be replaced.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting and repainting the exterior and interior — Painting can improve the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Replacing missing kitchen cabinets and fixtures — Replacing missing cabinets and fixtures in the kitchen and bathroom will improve the functionality and appearance of the property, making it more attractive to potential buyers and 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 — 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

6 events — show timeline

• 2026-04-30 Listed $30,000 NTREIS
• 2025-10-06 Rental Removed $700 APPFOLIO
• 2025-10-04 Listed for Rent $700 APPFOLIO
• 2024-10-20 Rental Removed $700 APPFOLIO
• 2024-09-29 Price Changed $700 APPFOLIO
• 2024-09-10 Listed for Rent $750 APPFOLIO