901 Many St · Bossier City, LA 71112

$52,500

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 51 Days on market

Built 1947 4,704 sqft lot $68/sqft · 8% below area Est $57k · 8% under

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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
• ARV discount +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investment opportunity in the heart of Bossier City! Rarely do properties at this price point become available in today’s Bossier market. Conveniently located near major commute routes including I-20, I-220, Airline Drive, and just minutes from Barksdale Air Force Base, this 2-bedroom, 1-bath home offers excellent accessibility for tenants commuting throughout the Shreveport-Bossier area. Property is also near city bus routes, shopping, dining, schools, and many of the everyday conveniences that continue to make Bossier City a strong rental market. Current tenant is paying $750 per month, providing immediate income potential for investors looking to expand their portfolio. The home fe

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• NEAR MAJOR COMMUTE ROUTES
• NEAR CITY BUS ROUTES
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS
• CENTRAL AIR AND HEAT

Property features AI

Finance

• Other: Property located in Bossier County, LA (East Side Gardens subdivision)
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Carport (covered) with space for 1 vehicle
• Security: No smart home features reported
• Utilities: City water; City sewer; Asphalt (service/drive)
• Home design: Single family residence; Residential property; One story; Not attached to another property
• Construction: Frame construction; Pillar/post/pier foundation; Built in 1947
• Exterior features: Asphalt access/drive; City sewer and city water

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms (primary bedroom on main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; One living area; Other interior features
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $51k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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 (+3.6%/yr); 145 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $363 of loan paydown is wiped out by about $2k 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 + 3.6% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $50,925 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.07% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.50%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (median comp): $57,122
• List price: $52,500
• Delta: -8.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2324 Walnut St	0.53mi	2/1.0	834 (+9%)	17mo	$59,000	$71	47
732 Edgar St	0.67mi	2/1.0	854 (+11%)	10mo	$75,000	$88	41
2464 Barbara	0.75mi	2/1.0	850 (+11%)	8mo	$24,900	$29	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 · 3.6% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.77×
• Total profit: $26,089
• Equity at exit: $7,828

10-year hold

• IRR: 47.5%
• Equity multiple: 5.70×
• Total profit: $69,138
• Equity at exit: $4,539

Cash invested: $14,700 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,087 high
• Mortgage (P&I): −$275
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $533

Break-even live

Break-even rent $412

Max offer price $52,500

Occupancy floor 46%

Sensitivity live

Price	-10% $563	-5% $548	+0% $533	+5% $518	+10% $503
Rent	-10% $447	-5% $490	+0% $533	+5% $576	+10% $619
Rate	-1.0pp $559	-0.5pp $546	base $533	+0.5pp $519	+1.0pp $505

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 Naples St Bossier City, LA	2.0	1.0	759	$775	$1.02	44d	1	0.26mi
2248 Loreco St Bossier City, LA	3.0	2.0	1073	$1,400	$1.30	44d	1	0.42mi
305 Orleans St Bossier City, LA	2.0	1.5	1021	$1,000	$0.98	21d	1	0.43mi
100 Crossroads Blvd Bossier City, LA	1.0–2.0	1.0–2.0	858	$1,299	$1.51	44d	1	0.46mi
1120 Margaret St Bossier City, LA	2.0	1.0	950	$1,200	$1.26	21d	1	0.50mi
205 Royal St Bossier City, LA	2.0	1.5	1100	$1,100	$1.00	44d	1	0.50mi
400 John Wesley Blvd Bossier City, LA	2.0	1.5	935	$842	$0.90	14d	2	0.55mi
1148 Dudley Ln Bossier City, LA	3.0	1.0	1013	$925	$0.91	14d	1	0.64mi
400 Preston Blvd Bossier City, LA	1.0	1.0	706	$870	$1.23	44d	1	0.73mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,740	$1.88	14d	10	0.85mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	21d	1	0.87mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	21d	1	1.06mi
3204 McGregor St Bossier City, LA	3.0	1.0	1093	$1,350	$1.24	44d	1	1.13mi
253 E Jordan St Unit 251 Shreveport, LA	2.0	1.0	784	$900	$1.15	44d	1	1.17mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	14d	11	1.27mi
114 Egan St Shreveport, LA	1.0	1.0	800	$550	$0.69	44d	1	1.32mi
3115 Oliver St Bossier City, LA	3.0	1.5	1067	$1,400	$1.31	14d	1	1.34mi
336 E Olive St Shreveport, LA	2.0	1.0	600	$595	$0.99	44d	1	1.36mi
1820 E Texas St Bossier City, LA	2.0	1.0	750	$850	$1.13	44d	1	1.45mi
139 Lister St Shreveport, LA	1.0	1.0	650	$600	$0.92	14d	1	1.45mi
2317 Freewater St Shreveport, LA	2.0	1.0	695	$750	$1.08	14d	1	1.46mi
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	14d	6	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $52,500 Active 51 DOM
2. 2026-06-17
   days on market $52,500 Active 50 DOM
3. 2026-06-16
   days on market $52,500 Active 49 DOM
4. 2026-06-15
   days on market $52,500 Active 48 DOM
5. 2026-06-14
   days on market $52,500 Active 46 DOM
6. 2026-06-13
   days on market $52,500 Active 45 DOM
7. 2026-06-10
   days on market $52,500 Active 43 DOM
8. 2026-06-09
   days on market $52,500 Active 42 DOM
9. 2026-06-08
   days on market $52,500 Active 41 DOM
10. 2026-06-07
    days on market $52,500 Active 40 DOM
11. 2026-06-02
    days on market $52,500 Active 35 DOM
12. 2026-06-01
    days on market $52,500 Active 34 DOM
13. 2026-05-31
    days on market $52,500 Active 33 DOM
14. 2026-05-30
    days on market $52,500 Active 32 DOM
15. 2026-04-27
    listed $52,500 Active 1048-char remark
16. 2011-02-22
    soldstatus $38,000
17. 2005-01-19
    soldstatus $20,000

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $340 · $28/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,040
• − Mortgage interest: −$2,941
• − Property taxes: −$340
• − Insurance: −$262
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$1,527
• Taxable income: $5,883
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $4,983/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

+162.5% since first listed

3 events — show timeline

• 2026-04-27 Listed $52,500 NTREIS
• 2011-02-22 Sold (Public Records) $38,000 Public Records
• 2005-01-19 Sold (Public Records) $20,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $340 · -1.3% YoY. Source: county tax records.