1603 Bistineau Dr · Bossier City, LA 71112

$160,000

4 bd · 2.0 ba · 1,912 sqft · SingleFamily public records · 6 Days on market

Built 1962 8,276 sqft lot Est $197k · 19% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Coleman Park in South Bossier, conveniently located just minutes from Barksdale Air Force Base, I-20, shopping, dining, and more! This spacious home offers nearly 2,000 square feet of living space with 4 oversized bedrooms, 2 full bathrooms, and a flexible floor plan designed to fit a variety of needs. Inside, you’ll find a cozy wood-burning fireplace, ample cabinet space, a large primary suite featuring a jetted tub, and plenty of room to spread out. Step outside to enjoy the covered back patio complete with an outdoor kitchen, perfect for entertaining. The property also includes a large storage building with the potential to be converted into a mother-in-law suite, works

Key facts

• Covered back patio
• Jetted tub
• Large primary suite

Tags

• COZY WOOD BURNING FIREPLACE
• LARGE PRIMARY SUITE
• JETTED TUB
• COVERED BACK PATIO
• OUTDOOR KITCHEN
• LARGE STORAGE BUILDING

Property features AI

Finance

• Other: County: Bossier; Country: United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered carport for 2 vehicles; Driveway parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1962
• Exterior features: Lot under 0.5 acre (approx. 0.19 acre); Subdivision: Coleman Park 11

Interior

• Kitchen: Electric cooktop; Electric oven; Eat-in kitchen
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; Eat-in kitchen; One living area; One dining area; Fireplace (wood burning)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.4% 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 (+3.6%/yr); 145 active listings in the ZIP; 9 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 32% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $160,000

Questions for the listing agent

1. Built in 1962 — 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: 1.02% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $196,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1502 Mark Ave	0.09mi	4/2.0	1,856 (-3%)	11mo	$209,000	$113	82
1509 Anita	0.23mi	4/2.0	1,846 (-4%)	2mo	$206,000	$112	81
2917 Bobbie St	0.39mi	4/2.0	1,923 (+1%)	3mo	$199,000	$103	78
2810 Eugene St	0.38mi	3/2.0 (-1)	1,891 (-1%)	1mo	$185,000	$98	75
1620 Anita St	0.19mi	4/2.0	1,773 (-7%)	6mo	$212,000	$120	74
3203 Bistineau Dr	0.21mi	3/2.0 (-1)	1,765 (-8%)	5mo	$179,900	$102	68
2916 Eugene	0.32mi	3/2.0 (-1)	1,786 (-7%)	6mo	$160,000	$90	64
1358 Anita St	0.42mi	4/2.0	2,081 (+9%)	3mo	$205,000	$99	63
1620 Patricia Dr	0.58mi	3/2.0 (-1)	1,870 (-2%)	2mo	$205,000	$110	63
3305 Jefferson Pl	0.61mi	4/2.0	1,646 (-14%)	6mo	$249,999	$152	43
1625 Patricia Dr	0.61mi	3/1.0 (-1)	1,642 (-14%)	1mo	$169,900	$103	38
1163 Gilbert Dr	0.72mi	3/3.5 (-1)	2,100 (+10%)	6mo	$210,000	$100	34

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 · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,745
• Equity at exit: $23,857

10-year hold

• IRR: 6.3%
• Equity multiple: 1.48×
• Total profit: $21,578
• Equity at exit: $13,834

Cash invested: $44,800 (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 71112

• Rents YoY: 3.6%
• Active inventory: 145
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$839
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $286

Break-even live

Break-even rent $1,276

Max offer price $160,000

Occupancy floor 78%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3202 Jana Pl Bossier City, LA	3.0	1.0	1258	$1,250	$0.99	44d	1	0.29mi
1610 Dudley Ln Bossier City, LA	4.0	2.0	1588	$1,850	$1.16	21d	1	0.33mi
3406 Black Lake Cir Bossier City, LA	3.0	1.0	1400	$1,200	$0.86	21d	1	0.36mi
1301 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1025	$1,655	$1.61	14d	28	0.47mi
1302 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1050	$1,720	$1.64	21d	14	0.50mi
1231 Waller Ave Bossier City, LA	3.0	1.0	1500	$1,100	$0.73	44d	1	0.51mi
1140 Schex Dr Bossier City, LA	3.0	1.0	1346	$1,500	$1.11	21d	1	0.52mi
1204 Waller Ave Bossier City, LA	4.0	2.0	1796	$1,175	$0.65	44d	1	0.53mi
4056 Beech St Bossier City, LA	4.0	1.0	1391	$1,400	$1.01	21d	1	0.68mi

Listing history 6 events

1. 2026-06-18
   days on market $160,000 Active 6 DOM
2. 2026-06-17
   days on market $160,000 Active 5 DOM
3. 2026-06-16
   days on market $160,000 Active 4 DOM
4. 2026-06-15
   days on market $160,000 Active 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $160,000 Active 1 DOM

ⓘ 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: $1,223 · $102/mo
• Projected year-2 tax: $1,223 · $102/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $19,652
• − Mortgage interest: −$8,962
• − Property taxes: −$1,223
• − Insurance: −$800
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$4,655
• Taxable income: $868
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $3,225/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): 33,587
• Household income: $61,760
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1391.0

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 0.57)
• Race & ethnicity: White 59% Black 24% Hispanic / Latino 12% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Slovak 1% Scottish 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% Tagalog/Filipino 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: ▼ -77.48%
• Current HPI: 127.9821
• Rent YoY: ▲ 3.60%
• 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

+146.2% since first listed

4 events — show timeline

• 2026-06-12 Listed $160,000 NTREIS
• 2014-03-26 Sold (Public Records) $159,000 Public Records
• 2011-08-22 Sold (Public Records) $152,000 Public Records
• 1998-09-30 Sold (Public Records) $65,000 Public Records

Property tax history

-3.0%/yr

Latest (2025): $1,223 · -1.3% YoY. Source: county tax records.