7504 Pecanwood Ct · Haughton, LA 71037

$150,000

3 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 5 Days on market

Built 2001 7,231 sqft lot Est $209k · 28% under $10/mo HOA · 1% of rent

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors and visionaries! This fixer-upper is packed with potential and ready for its next transformation. Whether you’re looking for your next flip project, rental investment, or value-add opportunity, this property offers the chance to create something special while building equity. With the right updates and improvements, the possibilities are endless. Property is being sold for investment purposes only! Bring your ideas, your contractor, and your vision to unlock this property’s full potential! The roof is 5+ years old. Schedule your showing today and explore the potential this property has to offer! CASH ONLY! Home is being sold AS-IS at time of closing.

Key facts

• 7,231 sq ft lot
• 2 garage spots
• Built 2001

Property features AI

Finance

• HOA & community: Mandatory HOA (Creekside HOA); HOA fees $120 annually — includes full use of facilities

Exterior

• Parking: Attached garage; 2 covered/garage parking spaces
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; One-level home; Residential property
• Construction: Built in 2001
• Exterior features: Lot in Creekside subdivision; Less than 0.5 acre lot

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; Brick fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.4% vs local median 5.4% in Haughton — 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 67/100 on livability (#105 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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: 333 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k 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 + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $96k; list at $150k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $150,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $209,328
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7500 Pecanwood Ct	0.01mi	3/2.0	1,338 (-6%)	1mo	$195,000	$146	88
7540 Oaktree Ln	0.04mi	3/2.0	1,346 (-6%)	4mo	$195,000	$145	86
7436 Pecanwood Ln	0.14mi	3/2.0	1,355 (-5%)	1mo	$199,999	$148	84
7443 Redwood Ln	0.10mi	3/2.0	1,407 (-1%)	20mo	$214,900	$153	76
7508 Pecanwood Ct	0.01mi	3/2.0	1,463 (+3%)	23mo	$214,900	$147	75
7504 Oaktree Ln	0.12mi	3/2.0	1,292 (-9%)	13mo	$187,475	$145	68
1014 Creekside Ln	0.17mi	3/2.0	1,289 (-10%)	23mo	$198,900	$154	57
7440 Pecanwood Ln	0.13mi	3/2.0	1,224 (-14%)	17mo	$178,500	$146	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $707
• Equity at exit: $22,365

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $32,706
• Equity at exit: $12,969

Cash invested: $42,000 (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 71037

• Home prices YoY: -27.8%
• Active inventory: 333
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$62
• HOA: −$10
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $393

Break-even live

Break-even rent $1,172

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $478	-5% $436	+0% $393	+5% $351	+10% $308
Rent	-10% $261	-5% $327	+0% $393	+5% $459	+10% $525
Rate	-1.0pp $469	-0.5pp $432	base $393	+0.5pp $355	+1.0pp $315

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Peaceful Pines Dr Haughton, LA	3.0	2.0	1120	$775	$0.69	44d	1	0.70mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 3 events

1. 2026-06-07
   statusdays on market $150,000 Pending 5 DOM
2. 2026-06-02
   remarks 680-char remark
3. 2026-06-02
   listed $150,000 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: $806 · $67/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$19/yr (+$2/mo · 2.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,045
• − Mortgage interest: −$8,402
• − Property taxes: −$806
• − Insurance: −$750
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − HOA: −$120
• − Depreciation: −$4,364
• Taxable income: $2,397
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $4,146/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 — Haughton

• Score: 67/100
• State rank: #105
• US rank: #10251

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bossier Parish · 98,704 people
• City population: 21,192
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 21,192
• Household income: $78,571
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 171.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -59.53%
• Current HPI: 154.5064
• Rent YoY: —
• 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

+1100.0% since first listed

3 events — show timeline

• 2026-06-01 Listed $150,000 NTREIS
• 2001-05-03 Sold (Public Records) $96,500 Public Records
• 2000-11-08 Sold (Public Records) $12,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $806 · +0.4% YoY. Source: county tax records.