1911 Landau Ln · Bossier City, LA 71111

$289,000

3 bd · 2.0 ba · 1,916 sqft · SingleFamily public records · 48 Days on market

Built 1981 0.70 ac lot $151/sqft · 10% below area Est $335k · 14% 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 +13.7/15.0
• Cash flow +10.2/30.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom home on a spacious lot in Carriage Oaks. This 2002 sq ft home offers comfortable living with timeless appeal and practical updates. NO CARPET. The interior features a formal dining room, large kitchen with updated granite countertops and cabinet space, wood burning fireplace, double sinks in primary bedroom, large laundry room with storage, updated bathrooms, and much more. Outside, enjoy the beautiful 0.7 acre lot, providing room to roam or garden. This home has a 2 car attached garage and a 2 car detached garage with side entry door. Highly rated school district. Close to shopping, entertainment, hospitals, and Barksdale Airforce Base. Schedule your showing today.

Key facts

• Formal dining room
• Spacious lot
• Large kitchen

Tags

• SPACIOUS LOT
• FORMAL DINING ROOM
• LARGE KITCHEN
• UPDATED GRANITE COUNTERTOPS
• WOOD BURNING FIREPLACE
• LARGE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (29.5% below list).
• Recommended offer: $204k (29.5% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Stockwell Place Elementary School (math 72% / reading 67%, grade A-, #27 of 646 statewide, top 5%, 594 students, 45% FRL); Cope Middle School (math 42% / reading 54%, grade C-, #35 of 218 statewide, top 16%, 836 students, 58% FRL); Airline High School (math 49% / reading 56%, grade C-, #30 of 265 statewide, top 12%, 2,021 students, 56% FRL).
• Zoned-school proficiency averages 57% at this address vs 44% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Bossier Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.6%/yr); 426 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% 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 $9k 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 48 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.
• Current owner paid $224k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $203,763 (29.5% 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 48 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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: 0.71% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 11.8

CMA / ARV

• ARV (median comp): $335,325
• List price: $289,000
• Delta: -13.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2006 Landau Ln	0.17mi	3/2.5	2,124 (+11%)	8mo	$305,000	$144	66
5900 Stockwood St	0.70mi	3/2.0	1,728 (-10%)	3mo	$245,000	$142	48
49 Turnbury Dr	0.51mi	2/2.0 (-1)	1,718 (-10%)	8mo	$287,500	$167	48
5521 Hickory Ridge Dr	0.56mi	3/2.0	1,754 (-8%)	21mo	$274,900	$157	42

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: -17.0%
• Equity multiple: 0.38×
• Total profit: $-49,913
• Equity at exit: $43,091

10-year hold

• IRR: -4.0%
• Equity multiple: 0.70×
• Total profit: $-24,081
• Equity at exit: $24,987

Cash invested: $80,920 (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: 426
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-165

Break-even live

Break-even rent $2,247

Max offer price $259,777

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-84	+0% $-165	+5% $-247	+10% $-329
Rent	-10% $-326	-5% $-246	+0% $-165	+5% $-85	+10% $-4
Rate	-1.0pp $-20	-0.5pp $-92	base $-165	+0.5pp $-240	+1.0pp $-316

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 Hickory Ridge Dr Bossier City, LA	4.0	2.0	1900	$1,950	$1.03	22d	1	0.66mi
407 Carnaby Ct Bossier City, LA	3.0	2.0	1631	$2,400	$1.47	15d	1	1.11mi
6011 Jason St Bossier City, LA	3.0	2.0	1887	$2,000	$1.06	15d	1	1.34mi
2523 Brookhaven Dr Bossier City, LA	3.0	2.0	1800	$1,950	$1.08	22d	1	1.40mi
6021 Whitney Dr Bossier City, LA	4.0	2.0	1780	$2,100	$1.18	45d	1	1.42mi

Listing history 12 events

1. 2026-05-30
   status $289,000 Pending 48 DOM
2. 2026-04-11
   listed $289,000 Active 693-char remark

   Show marketing remark (693 chars)

   Charming 3 bedroom home on a spacious lot in Carriage Oaks. This 2002 sq ft home offers comfortable living with timeless appeal and practical updates. NO CARPET. The interior features a formal dining room, large kitchen with updated granite countertops and cabinet space, wood burning fireplace, double sinks in primary bedroom, large laundry room with storage, updated bathrooms, and much more. Outside, enjoy the beautiful 0.7 acre lot, providing room to roam or garden. This home has a 2 car attached garage and a 2 car detached garage with side entry door. Highly rated school district. Close to shopping, entertainment, hospitals, and Barksdale Airforce Base. Schedule your showing today.

3. 2025-03-30
   historical $1,800
4. 2025-03-22
   price $1,800
5. 2025-02-14
   listed $2,000
6. 2022-01-13
   soldstatus Sold 348-char remark

   Show marketing remark (348 chars)

   New year, new house! This one in Carriage Oaks won't last long! Three bedrooms and two baths with a formal dining room. New laminate floors throughout most of the home and no carpet! Two car garage plus two car detached shop for extra storage or working on your hobbies! So much room to roam in the huge backyard! Make an appointment to view today!

7. 2021-12-10
   status Pending 348-char remark

   Show marketing remark (348 chars)

   New year, new house! This one in Carriage Oaks won't last long! Three bedrooms and two baths with a formal dining room. New laminate floors throughout most of the home and no carpet! Two car garage plus two car detached shop for extra storage or working on your hobbies! So much room to roam in the huge backyard! Make an appointment to view today!

8. 2021-12-06
   listed $249,000 Active 348-char remark

   Show marketing remark (348 chars)

   New year, new house! This one in Carriage Oaks won't last long! Three bedrooms and two baths with a formal dining room. New laminate floors throughout most of the home and no carpet! Two car garage plus two car detached shop for extra storage or working on your hobbies! So much room to roam in the huge backyard! Make an appointment to view today!

9. 2018-03-09
   soldstatus $224,000
10. 2011-01-12
    soldstatus $213,100
11. 2005-08-09
    soldstatus $182,500
12. 2001-06-22
    soldstatus $143,000

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,670 · $139/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $24,452
• − Mortgage interest: −$16,188
• − Property taxes: −$1,670
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$8,407
• Taxable loss: −$7,172
• Est. tax savings @ 24.0%: +$1,721
• After-tax cash flow: $-264/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

+102.1% since first listed

11 events — show timeline

• 2026-04-11 Listed $289,000 NTREIS
• 2025-03-30 Rental Removed $1,800 APPFOLIO
• 2025-03-22 Price Changed $1,800 APPFOLIO
• 2025-02-14 Listed for Rent $2,000 APPFOLIO
• 2022-01-13 Sold (MLS) — NTREIS
• 2021-12-10 Pending — NTREIS
• 2021-12-06 Listed $249,000 NTREIS
• 2018-03-09 Sold (Public Records) $224,000 Public Records
• 2011-01-12 Sold (Public Records) $213,100 Public Records
• 2005-08-09 Sold (Public Records) $182,500 Public Records
• 2001-06-22 Sold (Public Records) $143,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,670 · -1.3% YoY. Source: county tax records.