4720 Okeefe St · Bossier City, LA 71111

$133,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 75 Days on market

Built 1962 7,536 sqft lot $111/sqft · 18% above area Est $113k · 18% over

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Why this score? — see what drove the C- 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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +5.8/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1-bath home offers 1,212 sq. ft. of smart living space at an unbeatable price point. Recently refreshed with new interior paint, the home features a functional layout with spacious bedrooms and an inviting living area. Forget the fixer-upper stress, the roof was replaced in 2020 and the HVAC is nearly new 2023. Whether you’re looking for a solid investment or your very first home, this North Bossier find is a rare value play.

Key facts

• 7,536 sq ft lot
• Built 1962
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $125k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 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 $920 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 10131% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $83k; list at $133k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.08% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (median comp): $112,617
• List price: $133,000
• Delta: 18.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4603 Okeefe St	0.17mi	3/1.0	1,248 (+4%)	3mo	$111,900	$90	83
4809 Sullivan St	0.15mi	3/1.5	1,186 (-1%)	9mo	$115,000	$97	82
4844 Camellia Ln	0.35mi	3/1.5	1,091 (-9%)	3mo	$149,900	$137	64
4833 Sheryl St	0.25mi	2/1.5 (-1)	1,330 (+11%)	1mo	$135,000	$102	62
4610 Voss Dr	0.36mi	3/2.0	1,126 (-6%)	9mo	$127,500	$113	62
1308 Becky St	0.69mi	2/1.0 (-1)	1,197 (-0%)	3mo	$139,900	$117	60
4517 Donnie Ave	0.37mi	3/1.0	1,022 (-15%)	3mo	$128,000	$125	56
4846 Camellia Ln	0.35mi	3/1.5	1,367 (+14%)	5mo	$108,000	$79	54
1302 Elsa Jane St	0.56mi	3/2.0	1,273 (+6%)	8mo	$150,000	$118	53
763 Venecia Dr	0.55mi	3/2.0	1,363 (+14%)	3mo	$234,690	$172	45
751 Venecia Dr	0.53mi	3/2.0	1,363 (+14%)	7mo	$234,075	$172	43
800 Venecia Dr	0.61mi	3/2.0	1,363 (+14%)	6mo	$242,768	$178	40

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: 2.7%
• Equity multiple: 1.11×
• Total profit: $3,969
• Equity at exit: $19,831

10-year hold

• IRR: 15.2%
• Equity multiple: 2.42×
• Total profit: $52,835
• Equity at exit: $11,499

Cash invested: $37,240 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$697
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $318

Break-even live

Break-even rent $1,031

Max offer price $133,000

Occupancy floor 73%

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: $33,250
• Closing costs: $3,990
• 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	0.02mi
4612 Sullivan St Bossier City, LA	3.0	1.0	864	$1,200	$1.39	21d	1	0.20mi
1206 Olwen Dr Bossier City, LA	3.0	1.0	1056	$975	$0.92	13d	1	0.44mi
5200 E Texas St Bossier City, LA	1.0–3.0	1.0–2.0	1068	$1,731	$1.62	13d	28	0.47mi
800 Venecia Dr Bossier City, LA	3.0	2.0	1363	$2,000	$1.47	43d	1	0.61mi
1314 Lampkin St Bossier City, LA	2.0	1.0	1000	$1,000	$1.00	21d	1	0.65mi
5705 E Texas St #175 Bossier City, LA	2.0	1.5	1044	$1,050	$1.01	43d	1	0.74mi
1315 Norris Dr Bossier City, LA	3.0	1.0	1095	$1,150	$1.05	21d	1	0.76mi
1523 Lampkin Cir Bossier City, LA	3.0	1.0	1114	$1,150	$1.03	21d	1	0.86mi
1419 Teekell St Bossier City, LA	3.0	1.0	1146	$1,400	$1.22	43d	1	0.88mi

Listing history 7 events

1. 2026-05-07
   listed $1,300
2. 2026-03-13
   listed $133,000 Active 451-char remark

   Show marketing remark (451 chars)

   This 3 bedroom, 1-bath home offers 1,212 sq. ft. of smart living space at an unbeatable price point. Recently refreshed with new interior paint, the home features a functional layout with spacious bedrooms and an inviting living area. Forget the fixer-upper stress, the roof was replaced in 2020 and the HVAC is nearly new 2023. Whether you’re looking for a solid investment or your very first home, this North Bossier find is a rare value play.

3. 2022-03-10
   historical
4. 2022-03-07
   listed $105,000 Active
5. 2008-12-23
   soldstatus $83,400
6. 2006-08-14
   soldstatus $86,000
7. 2004-10-08
   soldstatus $51,500

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $740 · $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 · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,202
• − Mortgage interest: −$7,450
• − Property taxes: −$740
• − Insurance: −$665
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$3,869
• Taxable income: $1,725
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $3,401/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

-97.5% since first listed

7 events — show timeline

• 2026-05-07 Listed for Rent $1,300 Avail
• 2026-03-13 Listed $133,000 NTREIS
• 2022-03-10 Listing Removed — NTREIS
• 2022-03-07 Listed $105,000 NTREIS
• 2008-12-23 Sold (Public Records) $83,400 Public Records
• 2006-08-14 Sold (Public Records) $86,000 Public Records
• 2004-10-08 Sold (Public Records) $51,500 Public Records

Property tax history

-1.4%/yr

Latest (2025): $740 · -1.3% YoY. Source: county tax records.