1035 Cressmont St · Bossier City, LA 71111

$269,000

4 bd · 2.0 ba · 1,948 sqft · SingleFamily public records · 65 Days on market

Built 2005 10,846 sqft lot $138/sqft · 16% below area Est $321k · 16% under

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Why this score? — see what drove the D+ 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).

• ARV discount +14.8/15.0
• Cash flow +13.3/30.0
• Rent growth +4.1/5.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your beautiful 4-bedroom, 2-bathroom home privately nestled in Stockwell Place. This home offers a fresh coat of paint inside and out, a spacious backyard perfect for entertaining and relaxing. Inside has an appealing open-concept floor plan that enhances family bonding and guest entertainment. The kitchen has plenty of cabinet space, an island and a water softener unit attached to the home! The remote master suite is a true retreat, offering a large bedroom, a private en-suite bathroom with his & her closets, a walk-in shower plus a garden tub great for soaking. The additional three bedrooms are perfect for family, guests, or a home office setup. The spacious utility room leads into the two-car garage with additional storage area.

Key facts

• Spacious backyard
• Remote master suite
• Water softener unit

Tags

• SPACIOUS BACKYARD
• OPEN-CONCEPT FLOOR PLAN
• PLENTY OF CABINET SPACE
• WATER SOFTENER UNIT
• REMOTE MASTER SUITE
• PRIVATE EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-2 ($-25/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (22.1% below list).
• Recommended offer: $210k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 6 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 39% of the median local income ($65k/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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 65 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $215k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $209,621 (22.1% 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 65 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (median comp): $321,245
• List price: $269,000
• Delta: -16.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1045 Cressmont St	0.03mi	4/2.0	2,053 (+5%)	23mo	$295,000	$144	70
2508 Cole Cir	0.22mi	3/2.0 (-1)	1,741 (-11%)	5mo	$266,900	$153	63
6019 Whitney Dr	0.17mi	4/2.0	1,809 (-7%)	23mo	$250,000	$138	61
8113 Dogwood Trl	0.67mi	3/2.0 (-1)	1,900 (-2%)	1mo	$259,900	$137	58
2529 Brookhaven Dr	0.24mi	3/2.0 (-1)	1,732 (-11%)	16mo	$269,900	$156	52
3320 Trailview Cir	0.56mi	4/2.0	1,846 (-5%)	18mo	$259,900	$141	50
2412 Stockwell Rd	0.54mi	4/3.0	2,140 (+10%)	9mo	$249,898	$117	47
7903 Cedar Creek Cir	0.64mi	3/2.0 (-1)	2,064 (+6%)	12mo	$269,900	$131	46
2409 Stockwell Rd	0.55mi	3/2.0 (-1)	1,667 (-14%)	1mo	$165,000	$99	44
2507 Abbey Ct	0.51mi	3/3.0 (-1)	2,059 (+6%)	23mo	$397,000	$193	38
2305 Brookhaven Dr	0.66mi	3/2.0 (-1)	1,735 (-11%)	12mo	$260,000	$150	37
2400 Brookhaven Dr	0.60mi	3/2.0 (-1)	2,210 (+13%)	10mo	$294,000	$133	36

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: -12.9%
• Equity multiple: 0.52×
• Total profit: $-36,035
• Equity at exit: $40,109

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,419
• Equity at exit: $23,258

Cash invested: $75,320 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,096 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-2

Break-even live

Break-even rent $2,099

Max offer price $268,639

Occupancy floor 95%

Sensitivity live

Price	-10% $150	-5% $74	+0% $-2	+5% $-78	+10% $-154
Rent	-10% $-168	-5% $-85	+0% $-2	+5% $81	+10% $164
Rate	-1.0pp $133	-0.5pp $66	base $-2	+0.5pp $-72	+1.0pp $-143

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6021 Whitney Dr Bossier City, LA	4.0	2.0	1780	$2,100	$1.18	44d	1	0.18mi
2523 Brookhaven Dr Bossier City, LA	3.0	2.0	1800	$1,950	$1.08	22d	1	0.28mi
6011 Jason St Bossier City, LA	3.0	2.0	1887	$2,000	$1.06	14d	1	0.30mi
8052 Fernwood Cir Haughton, LA	3.0	2.0	2005	$1,850	$0.92	14d	1	0.54mi
8509 Woodhill Ln Haughton, LA	3.0	2.0	1451	$1,650	$1.14	44d	1	1.05mi
2201 Hickory Ridge Dr Bossier City, LA	4.0	2.0	1900	$1,950	$1.03	22d	1	1.11mi

Listing history 13 events

1. 2026-06-09
   status $269,000 Pending 65 DOM
2. 2026-06-08
   days on market $269,000 Active 65 DOM
3. 2026-06-07
   days on market $269,000 Active 64 DOM
4. 2026-06-02
   days on market $269,000 Active 59 DOM
5. 2026-06-01
   days on market $269,000 Active 58 DOM
6. 2026-05-31
   days on market $269,000 Active 57 DOM
7. 2026-05-30
   days on market $269,000 Active 56 DOM
8. 2026-05-07
   price $269,000 756-char remark

   Show marketing remark (756 chars)

   Welcome to your beautiful 4-bedroom, 2-bathroom home privately nestled in Stockwell Place. This home offers a fresh coat of paint inside and out, a spacious backyard perfect for entertaining and relaxing. Inside has an appealing open-concept floor plan that enhances family bonding and guest entertainment. The kitchen has plenty of cabinet space, an island and a water softener unit attached to the home! The remote master suite is a true retreat, offering a large bedroom, a private en-suite bathroom with his & her closets, a walk-in shower plus a garden tub great for soaking. The additional three bedrooms are perfect for family, guests, or a home office setup. The spacious utility room leads into the two-car garage with additional storage area.

9. 2026-04-15
   price $273,000 756-char remark

   Show marketing remark (756 chars)

   Welcome to your beautiful 4-bedroom, 2-bathroom home privately nestled in Stockwell Place. This home offers a fresh coat of paint inside and out, a spacious backyard perfect for entertaining and relaxing. Inside has an appealing open-concept floor plan that enhances family bonding and guest entertainment. The kitchen has plenty of cabinet space, an island and a water softener unit attached to the home! The remote master suite is a true retreat, offering a large bedroom, a private en-suite bathroom with his & her closets, a walk-in shower plus a garden tub great for soaking. The additional three bedrooms are perfect for family, guests, or a home office setup. The spacious utility room leads into the two-car garage with additional storage area.

10. 2026-04-01
    listed $278,000 Active 756-char remark

    Show marketing remark (756 chars)

    Welcome to your beautiful 4-bedroom, 2-bathroom home privately nestled in Stockwell Place. This home offers a fresh coat of paint inside and out, a spacious backyard perfect for entertaining and relaxing. Inside has an appealing open-concept floor plan that enhances family bonding and guest entertainment. The kitchen has plenty of cabinet space, an island and a water softener unit attached to the home! The remote master suite is a true retreat, offering a large bedroom, a private en-suite bathroom with his & her closets, a walk-in shower plus a garden tub great for soaking. The additional three bedrooms are perfect for family, guests, or a home office setup. The spacious utility room leads into the two-car garage with additional storage area.

11. 2015-10-09
    soldstatus $215,100
12. 2007-06-26
    soldstatus $214,987
13. 2004-05-06
    soldstatus $857,800

ⓘ 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: $1,624 · $135/mo
• Projected year-2 tax: $1,624 · $135/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,155
• − Mortgage interest: −$15,068
• − Property taxes: −$1,624
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$7,825
• Taxable loss: −$4,732
• Est. tax savings @ 24.0%: +$1,136
• After-tax cash flow: $1,111/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

-68.6% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $269,000 NTREIS
• 2026-04-15 Price Changed $273,000 NTREIS
• 2026-04-01 Listed $278,000 NTREIS
• 2015-10-09 Sold (Public Records) $215,100 Public Records
• 2007-06-26 Sold (Public Records) $214,987 Public Records
• 2004-05-06 Sold (Public Records) $857,800 Public Records

Property tax history

-3.8%/yr

Latest (2025): $1,624 · -1.3% YoY. Source: county tax records.