2632 Foster St · Bossier City, LA 71112

$135,000

4 bd · 2.0 ba · 40 sqft · Other public records · 79 Days on market

Built 1964 7,797 sqft lot $3375/sqft · 4937% above area

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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).

• Cash flow +12.4/30.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Bossier Duplex would make a great addition to any investment portfolio. Each unit consists of 2 bedrooms with 1 bathroom. Remodeled in 2025 with new kitchen, bathroom, vinyl flooring, and more. Conveniently located to shopping, entertainment, hospitals, Barksdale Airforce Base, etc. 24 hour notice is required. DO NOT DISTURB TENANTS.

Key facts

• New kitchen
• Vinyl flooring
• New bathroom

Tags

• REMODELED IN 2025
• NEW KITCHEN
• NEW BATHROOM
• VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $-21 ($-252/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (24.4% below list).
• Recommended offer: $102k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Bossier City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $102,115 (24.4% 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 79 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (median comp): $88,171
• List price: $135,000
• Delta: 53.11%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-22,644
• Equity at exit: $20,129

10-year hold

• IRR: -7.8%
• Equity multiple: 0.50×
• Total profit: $-19,066
• Equity at exit: $11,672

Cash invested: $37,800 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,021 high
• Mortgage (P&I): −$708
• Tax from tax record: −$64 /mo · $762/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-21

Break-even live

Break-even rent $1,048

Max offer price $131,287

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2560 Lamar St Bossier City, LA	3.0	1.0	—	$665	—	13d	1	0.19mi
3204 McGregor St Bossier City, LA	3.0	1.0	1093	$1,350	$1.24	43d	1	0.36mi
3202 Jana Pl Bossier City, LA	3.0	1.0	1258	$1,250	$0.99	43d	1	0.49mi
1140 Schex Dr Bossier City, LA	3.0	1.0	1346	$1,500	$1.11	20d	1	0.54mi
1148 Dudley Ln Bossier City, LA	3.0	1.0	1013	$925	$0.91	13d	1	0.62mi
1204 Waller Ave Bossier City, LA	4.0	2.0	1796	$1,175	$0.65	43d	1	0.73mi
1231 Waller Ave Bossier City, LA	3.0	1.0	1500	$1,100	$0.73	43d	1	0.80mi
1301 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1025	$1,655	$1.61	13d	28	0.86mi
1302 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1050	$1,720	$1.64	20d	14	0.87mi
1610 Dudley Ln Bossier City, LA	4.0	2.0	1588	$1,850	$1.16	20d	1	0.88mi
2248 Loreco St Bossier City, LA	3.0	2.0	1073	$1,400	$1.30	43d	1	1.02mi
3115 Oliver St Bossier City, LA	3.0	1.5	1067	$1,400	$1.31	13d	1	1.06mi
3406 Black Lake Cir Bossier City, LA	3.0	1.0	1400	$1,200	$0.86	20d	1	1.07mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$2,042	$2.20	13d	10	1.31mi
4056 Beech St Bossier City, LA	4.0	1.0	1391	$1,400	$1.01	20d	1	1.44mi

Listing history 29 events

1. 2026-06-18
   days on market $135,000 Active 79 DOM
2. 2026-06-17
   days on market $135,000 Active 78 DOM
3. 2026-06-16
   days on market $135,000 Active 77 DOM
4. 2026-06-15
   days on market $135,000 Active 76 DOM
5. 2026-06-14
   days on market $135,000 Active 74 DOM
6. 2026-06-13
   days on market $135,000 Active 73 DOM
7. 2026-06-10
   days on market $135,000 Active 71 DOM
8. 2026-06-09
   days on market $135,000 Active 70 DOM
9. 2026-06-08
   days on market $135,000 Active 69 DOM
10. 2026-06-07
    days on market $135,000 Active 68 DOM
11. 2026-06-02
    days on market $135,000 Active 63 DOM
12. 2026-06-01
    days on market $135,000 Active 62 DOM
13. 2026-05-31
    days on market $135,000 Active 61 DOM
14. 2026-05-30
    days on market $135,000 Active 60 DOM
15. 2026-03-31
    listed $135,000 Active 340-char remark

    Show marketing remark (340 chars)

    This Bossier Duplex would make a great addition to any investment portfolio. Each unit consists of 2 bedrooms with 1 bathroom. Remodeled in 2025 with new kitchen, bathroom, vinyl flooring, and more. Conveniently located to shopping, entertainment, hospitals, Barksdale Airforce Base, etc. 24 hour notice is required. DO NOT DISTURB TENANTS.

16. 2025-07-17
    historical $800
17. 2025-07-05
    listed $800
18. 2025-05-28
    soldstatus Closed 705-char remark

    Show marketing remark (705 chars)

    Duplex in Bossier City featuring two fully remodeled units, each with 2 bedrooms and 1 bathroom. Updates include a new kitchen, new bathroom, and laminate plank flooring. Each unit offers a spacious layout with modern finishes and a private yard. Conveniently located near shopping, dining, and major highways. The sellers have invested significant time, resources, and effort into enhancing this property, ensuring quality updates while maintaining its charm. Their commitment extends beyond the duplex itself, as they take pride in contributing to the overall upkeep and appeal of the neighborhood. This home reflects their dedication to providing a well-maintained living space in a thriving community.

19. 2025-04-15
    status Pending 705-char remark

    Show marketing remark (705 chars)

    Duplex in Bossier City featuring two fully remodeled units, each with 2 bedrooms and 1 bathroom. Updates include a new kitchen, new bathroom, and laminate plank flooring. Each unit offers a spacious layout with modern finishes and a private yard. Conveniently located near shopping, dining, and major highways. The sellers have invested significant time, resources, and effort into enhancing this property, ensuring quality updates while maintaining its charm. Their commitment extends beyond the duplex itself, as they take pride in contributing to the overall upkeep and appeal of the neighborhood. This home reflects their dedication to providing a well-maintained living space in a thriving community.

20. 2025-04-09
    price $132,500 705-char remark

    Show marketing remark (705 chars)

    Duplex in Bossier City featuring two fully remodeled units, each with 2 bedrooms and 1 bathroom. Updates include a new kitchen, new bathroom, and laminate plank flooring. Each unit offers a spacious layout with modern finishes and a private yard. Conveniently located near shopping, dining, and major highways. The sellers have invested significant time, resources, and effort into enhancing this property, ensuring quality updates while maintaining its charm. Their commitment extends beyond the duplex itself, as they take pride in contributing to the overall upkeep and appeal of the neighborhood. This home reflects their dedication to providing a well-maintained living space in a thriving community.

21. 2025-02-21
    listed $135,000 Active 705-char remark

    Show marketing remark (705 chars)

    Duplex in Bossier City featuring two fully remodeled units, each with 2 bedrooms and 1 bathroom. Updates include a new kitchen, new bathroom, and laminate plank flooring. Each unit offers a spacious layout with modern finishes and a private yard. Conveniently located near shopping, dining, and major highways. The sellers have invested significant time, resources, and effort into enhancing this property, ensuring quality updates while maintaining its charm. Their commitment extends beyond the duplex itself, as they take pride in contributing to the overall upkeep and appeal of the neighborhood. This home reflects their dedication to providing a well-maintained living space in a thriving community.

22. 2021-10-27
    soldstatus $697,600
23. 2019-04-25
    soldstatus $800,000
24. 2012-09-06
    soldstatus $435,000
25. 2009-04-20
    soldstatus
26. 2007-10-16
    soldstatus $24,500
27. 2007-08-20
    soldstatus $24,500
28. 2007-06-06
    soldstatus $24,500
29. 2007-04-09
    soldstatus $25,000

ⓘ 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: $762 · $64/mo
• Projected year-2 tax: $762 · $64/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 ≥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: $12,254
• − Mortgage interest: −$7,562
• − Property taxes: −$762
• − Insurance: −$675
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$3,927
• Taxable loss: −$2,633
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $380/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

+440.0% since first listed

15 events — show timeline

• 2026-03-31 Listed $135,000 NTREIS
• 2025-07-17 Rental Removed $800 Hemlane
• 2025-07-05 Listed for Rent $800 Hemlane
• 2025-05-28 Sold (MLS) — NTREIS
• 2025-04-15 Pending — NTREIS
• 2025-04-09 Price Changed $132,500 NTREIS
• 2025-02-21 Listed $135,000 NTREIS
• 2021-10-27 Sold (Public Records) $697,600 Public Records
• 2019-04-25 Sold (Public Records) $800,000 Public Records
• 2012-09-06 Sold (Public Records) $435,000 Public Records
• 2009-04-20 Sold (Public Records) — Public Records
• 2007-10-16 Sold (Public Records) $24,500 Public Records
• 2007-08-20 Sold (Public Records) $24,500 Public Records
• 2007-06-06 Sold (Public Records) $24,500 Public Records
• 2007-04-09 Sold (Public Records) $25,000 Public Records

Property tax history

-13.2%/yr

Latest (2025): $762 · +216.3% YoY. Source: county tax records.