139 Bourbon St · Doyline, LA 71051

$99,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 154 Days on market

Built 1998 0.55 ac lot $59/sqft · 42% below area Est $185k · 46% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +6.7/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Waterfront, with Endless Possibilities!! This would make an awesome camp, or an even better residence. The property is currently in disarray, but the potential here is enormous. This is an older manufactured home, and the seller has made some major updates to the property, but it does need the finishing touches. The property has approximately 100 foot of frontage on the main lake, not on a canal. There is a covered front porch, covered rear deck, and a covered deck on the end of the home closest to the lake. Then there is a very nice boat house, with 3 stalls and a working boat lift, and tackle room and most of the flooring has been replaced in it. This home is in BOSSIER parish! There is also a large carport, a separate carport with a workshop and another older outbuilding out by the gate. The home itself, is a 1998 model, in good shape. It is set high above the ground to protect it from flooding. It has new floors thru most of the home, and all of the plumbing has been recently updated. The home has over 50K worth of solar panels on the roof, to help offset electric bills. All of the pumps in the septic and well have recently been replaced as well as the AC unit. The expensive items on this property have been taken care of, now it just needs your finishing touches to make it your own. This home will NOT qualify for any type of government financing due to it being in a flood zone. But if you need a lender, please reach out. Home is being sold in AS IS condition, what you see is what you get. This property has the potential to be one of the nicest camps on this part of the lake.

Key facts

• Covered front porch
• New floors
• Boat house

Tags

• WATERFRONT
• COVERED FRONT PORCH
• COVERED REAR DECK
• BOAT HOUSE
• WORKING BOAT LIFT
• NEW FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $-25 ($-302/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (3.7% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#257 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime F, 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: 16 active listings in the ZIP; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.5% local appreciation)).
• Bossier County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $46k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% 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 $87,120 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.39% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.38%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $184,739
• List price: $99,000
• Delta: -46.41%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

3.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.47×
• Total profit: $13,121
• Equity at exit: $47,191

10-year hold

• IRR: 10.5%
• Equity multiple: 2.67×
• Total profit: $46,305
• Equity at exit: $74,879

Cash invested: $27,720 (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 71051

• Home prices YoY: 2.1%
• Active inventory: 16
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-25

Break-even live

Break-even rent $1,406

Max offer price $95,357

Occupancy floor 97%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $99,000 Active 154 DOM
2. 2026-06-17
   days on market $99,000 Active 153 DOM
3. 2026-06-16
   days on market $99,000 Active 152 DOM
4. 2026-06-15
   days on market $99,000 Active 151 DOM
5. 2026-06-14
   days on market $99,000 Active 149 DOM
6. 2026-06-13
   pricedays on market $99,000 Active 148 DOM
7. 2026-06-10
   days on market $115,000 Active 146 DOM
8. 2026-06-09
   days on market $115,000 Active 145 DOM
9. 2026-06-08
   days on market $115,000 Active 144 DOM
10. 2026-06-07
    days on market $115,000 Active 143 DOM
11. 2026-06-02
    days on market $115,000 Active 138 DOM
12. 2026-06-01
    days on market $115,000 Active 137 DOM
13. 2026-05-31
    days on market $115,000 Active 136 DOM
14. 2026-05-30
    days on market $115,000 Active 135 DOM
15. 2026-04-20
    price $115,000 1627-char remark

    Show marketing remark (1627 chars)

    Waterfront, with Endless Possibilities!! This would make an awesome camp, or an even better residence. The property is currently in disarray, but the potential here is enormous. This is an older manufactured home, and the seller has made some major updates to the property, but it does need the finishing touches. The property has approximately 100 foot of frontage on the main lake, not on a canal. There is a covered front porch, covered rear deck, and a covered deck on the end of the home closest to the lake. Then there is a very nice boat house, with 3 stalls and a working boat lift, and tackle room and most of the flooring has been replaced in it. This home is in BOSSIER parish! There is also a large carport, a separate carport with a workshop and another older outbuilding out by the gate. The home itself, is a 1998 model, in good shape. It is set high above the ground to protect it from flooding. It has new floors thru most of the home, and all of the plumbing has been recently updated. The home has over 50K worth of solar panels on the roof, to help offset electric bills. All of the pumps in the septic and well have recently been replaced as well as the AC unit. The expensive items on this property have been taken care of, now it just needs your finishing touches to make it your own. This home will NOT qualify for any type of government financing due to it being in a flood zone. But if you need a lender, please reach out. Home is being sold in AS IS condition, what you see is what you get. This property has the potential to be one of the nicest camps on this part of the lake.

16. 2026-01-15
    listed $145,000 Active 1627-char remark

    Show marketing remark (1627 chars)

    Waterfront, with Endless Possibilities!! This would make an awesome camp, or an even better residence. The property is currently in disarray, but the potential here is enormous. This is an older manufactured home, and the seller has made some major updates to the property, but it does need the finishing touches. The property has approximately 100 foot of frontage on the main lake, not on a canal. There is a covered front porch, covered rear deck, and a covered deck on the end of the home closest to the lake. Then there is a very nice boat house, with 3 stalls and a working boat lift, and tackle room and most of the flooring has been replaced in it. This home is in BOSSIER parish! There is also a large carport, a separate carport with a workshop and another older outbuilding out by the gate. The home itself, is a 1998 model, in good shape. It is set high above the ground to protect it from flooding. It has new floors thru most of the home, and all of the plumbing has been recently updated. The home has over 50K worth of solar panels on the roof, to help offset electric bills. All of the pumps in the septic and well have recently been replaced as well as the AC unit. The expensive items on this property have been taken care of, now it just needs your finishing touches to make it your own. This home will NOT qualify for any type of government financing due to it being in a flood zone. But if you need a lender, please reach out. Home is being sold in AS IS condition, what you see is what you get. This property has the potential to be one of the nicest camps on this part of the lake.

17. 2024-08-22
    historical
18. 2024-03-12
    price $115,000
19. 2024-02-22
    listed $120,000 Active
20. 2022-06-15
    soldstatus Closed
21. 2022-06-15
    soldstatus $70,000
22. 2022-05-27
    status Pending
23. 2022-05-02
    listed $70,000 Active
24. 1995-05-26
    soldstatus $28,000
25. 1995-04-07
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,489
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$5,614
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$2,880
• Taxable loss: −$1,673
• Est. tax savings @ 24.0%: +$402
• After-tax cash flow: $99/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 — Doyline

• Score: 60/100
• State rank: #257
• US rank: #19126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,683

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 (71%)
• Race & ethnicity: White 71% Black 27% Native American 2%
• Common ancestry: Slovak 5% Lithuanian 2% Romanian 1%
• Languages at home: 99% English-only · 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: ▲ 3.48%
• Current HPI: 168.2645
• Rent YoY: —
• Metro: —
• 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

+666.7% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $115,000 NTREIS
• 2026-01-15 Listed $145,000 NTREIS
• 2024-08-22 Listing Removed — NTREIS
• 2024-03-12 Price Changed $115,000 NTREIS
• 2024-02-22 Listed $120,000 NTREIS
• 2022-06-15 Sold (Public Records) $70,000 Public Records
• 2022-06-15 Sold (MLS) — NTREIS
• 2022-05-27 Pending — NTREIS
• 2022-05-02 Listed $70,000 NTREIS
• 1995-05-26 Sold (Public Records) $28,000 Public Records
• 1995-04-07 Sold (Public Records) $15,000 Public Records

Property tax history

-20.3%/yr

Latest (2025): $36 · +0.0% YoY. Source: county tax records.