3306 Colonial Dr · Bossier City, LA 71111

$244,500

3 bd · 2.0 ba · 1,438 sqft · SingleFamily public records · 107 Days on market

Built 2001 8,233 sqft lot $170/sqft · 10% below area Est $276k · 11% under $69/mo HOA · 3% 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).

• Cash flow +14.4/30.0
• ARV discount +12.6/15.0
• DSCR +4.4/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted and ready for new owners. Let this beautiful home invite you in from the foyer to the opened living area. Light and airy from the moment you walk in. The remote primary bedroom has a great ensuite bathroom and is sure to have you feeling right at home especially with the tankless water heater. This home is centrally located in the Rosedale neighbor with sidewalks, a community pool, pickleball courts, a basketball court and play area! A great place to call home.

Key facts

• Pickleball courts
• Community pool
• Centrally located

Tags

• REMOTE PRIMARY BEDROOM
• ENSUITE BATHROOM
• TANKLESS WATER HEATER
• CENTRALLY LOCATED
• COMMUNITY POOL
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $50 ($597/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 $208k (15.0% below list).
• Recommended offer: $208k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 107 days — a 9% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $165k; 48% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,862 (15.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $275,922
• List price: $244,500
• Delta: -11.39%
• 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
5020 Tensas Dr	0.16mi	3/2.0	1,467 (+2%)	8mo	$220,000	$150	83
3204 Hanover Ct	0.06mi	3/2.0	1,604 (+12%)	1mo	$282,000	$176	77
1504 E Belle Haven Dr	0.06mi	3/2.0	1,525 (+6%)	12mo	$255,000	$167	77
1311 Quincy Dr	0.26mi	3/2.0	1,512 (+5%)	4mo	$240,000	$159	76
3007 Gabriel Oaks Dr	0.14mi	3/2.0	1,587 (+10%)	3mo	$279,000	$176	74
2301 W Belle Haven Dr	0.12mi	3/2.0	1,632 (+14%)	7mo	$278,500	$171	66
2601 W Belle Haven Dr	0.10mi	3/2.0	1,609 (+12%)	12mo	$244,000	$152	65
3512 Hanover Dr	0.25mi	3/2.0	1,590 (+11%)	12mo	$245,000	$154	60
5134 Tallow Ln	0.68mi	3/2.0	1,370 (-5%)	4mo	$220,000	$161	57
1032 Creole Dr	0.33mi	3/2.0	1,617 (+12%)	12mo	$255,000	$158	54
5100 Tara Ln	0.56mi	3/2.0	1,304 (-9%)	7mo	$217,900	$167	53
117 Arbor Pl	0.68mi	2/2.0 (-1)	1,504 (+5%)	6mo	$294,900	$196	50

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: -11.2%
• Equity multiple: 0.58×
• Total profit: $-28,769
• Equity at exit: $36,456

10-year hold

• IRR: 2.3%
• Equity multiple: 1.19×
• Total profit: $12,962
• Equity at exit: $21,140

Cash invested: $68,460 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,079 medium
• Mortgage (P&I): −$1,282
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$102
• HOA: −$69
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $50

Break-even live

Break-even rent $2,016

Max offer price $244,500

Occupancy floor 93%

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: $61,125
• Closing costs: $7,335
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3303 Colonial Dr Bossier City, LA	3.0	2.0	1716	$2,200	$1.28	43d	1	0.01mi
4855 Airline Dr Bossier City, LA	1.0–3.0	1.0–2.0	1086	$1,785	$1.64	13d	12	0.54mi
2542 Spruce Dr Bossier City, LA	3.0	2.0	1432	$1,950	$1.36	13d	1	1.23mi
3055 Vanceville Rd Bossier City, LA	2.0–3.0	2.0	1112	$1,995	$1.79	13d	6	1.33mi

HOA detail

• Monthly dues: $69 · $828/yr
• Likely covers: waterpool

Listing history 24 events

1. 2026-06-18
   days on market $244,500 Active 107 DOM
2. 2026-06-17
   days on market $244,500 Active 106 DOM
3. 2026-06-16
   days on market $244,500 Active 105 DOM
4. 2026-06-15
   days on market $244,500 Active 104 DOM
5. 2026-06-14
   days on market $244,500 Active 102 DOM
6. 2026-06-13
   days on market $244,500 Active 101 DOM
7. 2026-06-10
   days on market $244,500 Active 99 DOM
8. 2026-06-09
   days on market $244,500 Active 98 DOM
9. 2026-06-08
   days on market $244,500 Active 97 DOM
10. 2026-06-07
    days on market $244,500 Active 96 DOM
11. 2026-06-02
    days on market $244,500 Active 91 DOM
12. 2026-06-01
    days on market $244,500 Active 90 DOM
13. 2026-05-31
    days on market $244,500 Active 89 DOM
14. 2026-05-30
    days on market $244,500 Active 88 DOM
15. 2026-05-13
    status Active 481-char remark

    Show marketing remark (481 chars)

    Freshly painted and ready for new owners. Let this beautiful home invite you in from the foyer to the opened living area. Light and airy from the moment you walk in. The remote primary bedroom has a great ensuite bathroom and is sure to have you feeling right at home especially with the tankless water heater. This home is centrally located in the Rosedale neighbor with sidewalks, a community pool, pickleball courts, a basketball court and play area! A great place to call home.

16. 2026-04-25
    historical Active Contingent 481-char remark

    Show marketing remark (481 chars)

    Freshly painted and ready for new owners. Let this beautiful home invite you in from the foyer to the opened living area. Light and airy from the moment you walk in. The remote primary bedroom has a great ensuite bathroom and is sure to have you feeling right at home especially with the tankless water heater. This home is centrally located in the Rosedale neighbor with sidewalks, a community pool, pickleball courts, a basketball court and play area! A great place to call home.

17. 2026-04-08
    price $245,000 481-char remark

    Show marketing remark (481 chars)

    Freshly painted and ready for new owners. Let this beautiful home invite you in from the foyer to the opened living area. Light and airy from the moment you walk in. The remote primary bedroom has a great ensuite bathroom and is sure to have you feeling right at home especially with the tankless water heater. This home is centrally located in the Rosedale neighbor with sidewalks, a community pool, pickleball courts, a basketball court and play area! A great place to call home.

18. 2026-04-02
    status Active 481-char remark

    Show marketing remark (481 chars)

    Freshly painted and ready for new owners. Let this beautiful home invite you in from the foyer to the opened living area. Light and airy from the moment you walk in. The remote primary bedroom has a great ensuite bathroom and is sure to have you feeling right at home especially with the tankless water heater. This home is centrally located in the Rosedale neighbor with sidewalks, a community pool, pickleball courts, a basketball court and play area! A great place to call home.

19. 2026-03-27
    historical Active Contingent 481-char remark

    Show marketing remark (481 chars)

    Freshly painted and ready for new owners. Let this beautiful home invite you in from the foyer to the opened living area. Light and airy from the moment you walk in. The remote primary bedroom has a great ensuite bathroom and is sure to have you feeling right at home especially with the tankless water heater. This home is centrally located in the Rosedale neighbor with sidewalks, a community pool, pickleball courts, a basketball court and play area! A great place to call home.

20. 2026-03-03
    listed $249,000 Active 481-char remark

    Show marketing remark (481 chars)

    Freshly painted and ready for new owners. Let this beautiful home invite you in from the foyer to the opened living area. Light and airy from the moment you walk in. The remote primary bedroom has a great ensuite bathroom and is sure to have you feeling right at home especially with the tankless water heater. This home is centrally located in the Rosedale neighbor with sidewalks, a community pool, pickleball courts, a basketball court and play area! A great place to call home.

21. 2012-01-04
    soldstatus $165,000
22. 2004-10-18
    soldstatus $147,000
23. 2001-05-02
    soldstatus $134,500
24. 2000-12-26
    soldstatus $48,900

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $1,672 · $139/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 8/10 Severe 7 d/yr ≥110°F today · 23 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: $24,943
• − Mortgage interest: −$13,696
• − Property taxes: −$1,672
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − HOA: −$828
• − Depreciation: −$7,113
• Taxable loss: −$3,578
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $1,456/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

+401.0% since first listed

10 events — show timeline

• 2026-05-13 Relisted — NTREIS
• 2026-04-25 Contingent — NTREIS
• 2026-04-08 Price Changed $245,000 NTREIS
• 2026-04-02 Relisted — NTREIS
• 2026-03-27 Contingent — NTREIS
• 2026-03-03 Listed $249,000 NTREIS
• 2012-01-04 Sold (Public Records) $165,000 Public Records
• 2004-10-18 Sold (Public Records) $147,000 Public Records
• 2001-05-02 Sold (Public Records) $134,500 Public Records
• 2000-12-26 Sold (Public Records) $48,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,672 · -1.0% YoY. Source: county tax records.