Croydon IV A Plan · Haughton, LA 71037

$229,990

3 bd · 2.0 ba · 1,356 sqft · SingleFamily · 102 Days on market

Good condition 2-car garage

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover Legacy Pointe, a premier new home community in Haughton, Louisiana, just minutes from I-20 and a short drive to Barksdale Air Force Base. Built by DSLD Homes, this family-friendly neighborhood features thoughtfully designed new construction homes with modern finishes, Energy Star Certified features, and a variety of floor plans to suit every lifestyle. Whether you're a first-time homebuyer, relocating for military service, or looking for your dream upgrade, Legacy Pointe offers comfort, style, and lasting value. One of the standout features of Legacy Pointe is its location in the highly rated Haughton School District, part of the Bossier Parish School System.

Key facts

• Purple star schools
• 2 garage spots
• Listed 101 days

Tags

• ENERGY STAR CERTIFIED FEATURES
• HAUGHTON SCHOOL DISTRICT
• BOSSIER PARISH SCHOOL SYSTEM
• PURPLE STAR SCHOOLS
• CUSTOMIZABLE FLOOR PLANS
• ENERGY-EFFICIENT APPLIANCES

🏗️ New construction. The $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $265,379.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (16.9% below list).
• Recommended offer: $191k (16.9% below list) — sets the bar for 1% rule.

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.
• Zoned schools: T.L. Rodes Elementary School (612 students, 58% FRL); Haughton Middle School (math 32% / reading 47%, grade F, #66 of 218 statewide, top 30%, 1,075 students, 61% FRL); Haughton High School (math 56% / reading 52%, grade C-, #28 of 265 statewide, top 11%, 1,381 students, 53% FRL) — zoned schools average 57% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 391 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 $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 102 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,172 (16.9% 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 102 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $265,379
• List price: $229,990
• Delta: -13.34%
• 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
404 Charmes Cir	0.14mi	3/2.0	1,356 (0%)	1mo	$223,990	$165	93
411 Charmes Cir	0.15mi	3/2.0	1,451 (+7%)	1mo	$247,055	$170	80
303 Babineaux Ln	0.14mi	3/2.0	1,451 (+7%)	3mo	$245,790	$169	79
185 Berkshire Pl	0.01mi	3/2.0	1,522 (+12%)	2mo	$251,683	$165	77
186 Berkshire Pl	0.03mi	4/2.0 (+1)	1,501 (+11%)	2mo	$251,439	$168	74
151 Vienne Trce	0.12mi	3/2.0	1,236 (-9%)	8mo	$222,165	$180	73
247 Berkshire Pl	0.07mi	3/2.0	1,538 (+13%)	6mo	$255,000	$166	70
219 Berkshire Pl	0.12mi	3/2.0	1,538 (+13%)	4mo	$246,900	$161	69
607 Girard Ct	0.15mi	3/2.0	1,538 (+13%)	3mo	$261,668	$170	68
141 W Mckinley Ave	0.49mi	3/2.0	1,453 (+7%)	2mo	$219,000	$151	63
428 Shady Wood Ln	0.47mi	3/2.0	1,475 (+9%)	2mo	$219,900	$149	62
427 Cherry Oak Ln	0.37mi	3/1.5	1,188 (-12%)	4mo	$199,000	$168	57

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: -25.2%
• Equity multiple: 0.14×
• Total profit: $-63,592
• Equity at exit: $39,569

10-year hold

• IRR: -21.2%
• Equity multiple: -0.10×
• Total profit: $-81,806
• Equity at exit: $22,945

Cash invested: $74,306 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 18 under contract
• Months of supply: 11.7 mo (9%/mo absorbed)
• Median asking: $247,990 ($164/sqft)
• Median days on market: 320 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +19.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71037

• Home prices YoY: -27.8%
• Active inventory: 391
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$1,392
• Tax est. 1.5%: −$332 /mo · $3,981/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-324

Break-even live

Break-even rent $2,321

Max offer price $218,537

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-232	+0% $-324	+5% $-415	+10% $-507
Rent	-10% $-475	-5% $-399	+0% $-324	+5% $-248	+10% $-173
Rate	-1.0pp $-190	-0.5pp $-256	base $-324	+0.5pp $-392	+1.0pp $-462

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: $66,345
• Closing costs: $7,961
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Berkshire Pl Haughton, LA	3.0	2.0	1867	$2,200	$1.18	62d	1	0.04mi

Property features AI

Finance

• Other: Address listed as Croydon IV A Plan, Haughton, LA 71037Listing status: Active
• Financial info: List price $223,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family home (plan-based inventory)
• Exterior features: Living area approximately 1,356

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: New construction plan (Croydon IV A)

Listing history 50 events

1. 2026-08-08
   days on market $229,990 Active 102 DOM
2. 2026-08-07
   days on market $229,990 Active 101 DOM
3. 2026-08-06
   days on market $229,990 Active 100 DOM
4. 2026-08-05
   days on market $229,990 Active 99 DOM
5. 2026-08-04
   days on market $229,990 Active 98 DOM
6. 2026-08-03
   days on market $229,990 Active 97 DOM
7. 2026-07-31
   days on market $229,990 Active 94 DOM
8. 2026-07-29
   days on market $229,990 Active 92 DOM
9. 2026-07-27
   days on market $229,990 Active 90 DOM
10. 2026-07-25
    days on market $229,990 Active 88 DOM
11. 2026-07-24
    days on market $229,990 Active 87 DOM
12. 2026-07-23
    days on market $229,990 Active 86 DOM
13. 2026-07-22
    days on market $229,990 Active 85 DOM
14. 2026-07-21
    days on market $229,990 Active 84 DOM
15. 2026-07-18
    days on market $229,990 Active 81 DOM
16. 2026-07-16
    days on market $229,990 Active 79 DOM
17. 2026-07-16
    days on market $229,990 Active 78 DOM
18. 2026-07-14
    days on market $229,990 Active 77 DOM
19. 2026-07-13
    days on market $229,990 Active 76 DOM
20. 2026-07-12
    days on market $229,990 Active 75 DOM
21. 2026-07-11
    days on market $229,990 Active 74 DOM
22. 2026-07-10
    days on market $229,990 Active 73 DOM
23. 2026-07-09
    days on market $229,990 Active 72 DOM
24. 2026-07-08
    days on market $229,990 Active 71 DOM
25. 2026-07-07
    days on market $229,990 Active 70 DOM
26. 2026-07-06
    days on market $229,990 Active 69 DOM
27. 2026-07-05
    days on market $229,990 Active 68 DOM
28. 2026-07-04
    days on market $229,990 Active 67 DOM
29. 2026-07-03
    days on market $229,990 Active 66 DOM
30. 2026-07-02
    pricedays on market $229,990 Active 65 DOM
31. 2026-07-01
    days on market $223,990 Active 64 DOM
32. 2026-06-30
    days on market $223,990 Active 63 DOM
33. 2026-06-29
    days on market $223,990 Active 62 DOM
34. 2026-06-28
    days on market $223,990 Active 61 DOM
35. 2026-06-28
    days on market $223,990 Active 60 DOM
36. 2026-06-27
    days on market $223,990 Active 59 DOM
37. 2026-06-25
    days on market $223,990 Active 57 DOM
38. 2026-06-23
    days on market $223,990 Active 55 DOM
39. 2026-06-21
    days on market $223,990 Active 54 DOM
40. 2026-06-18
    days on market $223,990 Active 51 DOM
41. 2026-06-17
    days on market $223,990 Active 50 DOM
42. 2026-06-16
    days on market $223,990 Active 49 DOM
43. 2026-06-15
    days on market $223,990 Active 48 DOM
44. 2026-06-14
    days on market $223,990 Active 46 DOM
45. 2026-06-13
    days on market $223,990 Active 45 DOM
46. 2026-06-10
    days on market $223,990 Active 43 DOM
47. 2026-06-09
    days on market $223,990 Active 42 DOM
48. 2026-06-08
    days on market $223,990 Active 41 DOM
49. 2026-06-07
    days on market $223,990 Active 40 DOM
50. 2026-06-02
    days on market $223,990 Active 35 DOM

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

Taxation est. · year 1

• Rental income: $22,941
• − Mortgage interest: −$14,865
• − Property taxes: −$3,981
• − Insurance: −$1,327
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$7,720
• Taxable loss: −$8,623
• Est. tax savings @ 24.0%: +$2,069
• After-tax cash flow: $-1,815/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.

Condition & rehab AI · 2 photos

Good 80/100 None rehab

This home is in good condition with no visible repairs needed. It offers a good investment opportunity with potential for value increase through landscaping and interior updates.

Value-add opportunities

• Both Landscaping — Enhanced landscaping can improve curb appeal and attract more buyers. ↑
• Both Interior paint — Fresh paint can make the interior look more inviting and modern. ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary T.l. Rodes Elementary School Middle Haughton Middle School F LA #66/218 Nat'l #6,151/14,009 High Haughton High School C- LA #28/265 Nat'l #4,773/17,239

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

C Composite livability gradescore 67/100

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

• Census place: Haughton, LA
• County: Bossier Parish · 143,247 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: 3% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Address listed as Croydon IV A Plan, Haughton, LA 71037Listing status: Active
• Financial info: List price $223,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family home (plan-based inventory)
• Exterior features: Living area approximately 1,356

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: New construction plan (Croydon IV A)