5138 Heatherton Dr · Bossier City, LA 71111

$220,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 1 Days on market

Built 1989 8,756 sqft lot Est $226k · at est.

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Why this score? — see what drove the C- 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 +20.7/30.0
• ARV discount +8.7/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom 2 Bath in the desirable Benton School district. Freshly painted brick home in Oak Creek subdivision. Well maintained with a nice fenced in backyard with a dog run for the fur babies. Has a beautiful wood burning fireplace for the winter months. Large two garage with attic space for storage. House sits on a nice corner lot with a new roof, and new garage door. Master bath has a large garden tub and stand alone shower. Rural development eligibility.

Key facts

• Large corner lot
• New flooring
• Convenient location

Tags

• LARGE CORNER LOT
• UPDATED KITCHEN APPLIANCES
• GRANITE COUNTERTOPS
• NEW FLOORING
• NEW AC
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Subdivision: Oak Creek Sub; Directions: Turn on Le Oaks, left on Heatherton; on corner of Petite and Heatherton
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; Garage faces front; Garage door opener; 2 covered parking spaces
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Built in 1989; One story
• Construction: Preowned construction
• Exterior features: Lot under 0.5 acre (approximately 0.20 acres); Corner lot location (corner of Petite and Heatherton)

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: Primary bedroom on main level with ensuite bath; Total of 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Decorative lighting; One living area; One dining area; One-level home; Fireplace (wood burning)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (7.1% below list).
• Recommended offer: $204k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 38% 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 $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $171k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 70% 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 $204,409 (7.1% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $225,784
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5134 Tallow Ln	0.09mi	3/2.0	1,370 (+1%)	4mo	$220,000	$161	90
5100 Tara Ln	0.11mi	3/2.0	1,304 (-4%)	7mo	$217,900	$167	83
5168 Tara Ln	0.06mi	3/2.0	1,456 (+8%)	22mo	$244,777	$168	66
5113 Tara Ln	0.10mi	3/2.0	1,497 (+11%)	15mo	$247,900	$166	65
1603 E Belle Haven Dr	0.56mi	3/2.0	1,408 (+4%)	19mo	$250,000	$178	51
1311 Quincy Dr	0.61mi	3/2.0	1,512 (+12%)	4mo	$240,000	$159	49
1504 E Belle Haven Dr	0.61mi	3/2.0	1,525 (+13%)	12mo	$255,000	$167	40

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: -7.3%
• Equity multiple: 0.72×
• Total profit: $-17,189
• Equity at exit: $32,803

10-year hold

• IRR: 6.1%
• Equity multiple: 1.53×
• Total profit: $32,479
• Equity at exit: $19,022

Cash invested: $61,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$92
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $171

Break-even live

Break-even rent $1,828

Max offer price $220,000

Occupancy floor 87%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3303 Colonial Dr Bossier City, LA	3.0	2.0	1716	$2,200	$1.28	44d	1	0.65mi
3055 Vanceville Rd Bossier City, LA	2.0–3.0	2.0	1112	$1,995	$1.79	14d	6	0.90mi
4855 Airline Dr Bossier City, LA	1.0–3.0	1.0–2.0	1086	$1,785	$1.64	14d	12	1.16mi
217 Norwell Ln Bossier City, LA	4.0	2.5	1851	$2,400	$1.30	21d	1	1.41mi
3283 Grand Lake Dr Bossier City, LA	3.0	2.0	1302	$1,950	$1.50	21d	1	1.41mi
3461 Grand Cane Ln Bossier City, LA	3.0	2.0	1297	$2,100	$1.62	14d	1	1.49mi

Listing history 8 events

1. 2026-05-05
   status Pending
2. 2026-05-02
   listed $220,000 Active
3. 2021-09-23
   soldstatus $171,000
4. 2021-09-22
   soldstatus Sold 461-char remark

   Show marketing remark (461 chars)

   3 Bedroom 2 Bath in the desirable Benton School district. Freshly painted brick home in Oak Creek subdivision. Well maintained with a nice fenced in backyard with a dog run for the fur babies. Has a beautiful wood burning fireplace for the winter months. Large two garage with attic space for storage. House sits on a nice corner lot with a new roof, and new garage door. Master bath has a large garden tub and stand alone shower. Rural development eligibility.

5. 2021-09-01
   status Pending 461-char remark

   Show marketing remark (461 chars)

   3 Bedroom 2 Bath in the desirable Benton School district. Freshly painted brick home in Oak Creek subdivision. Well maintained with a nice fenced in backyard with a dog run for the fur babies. Has a beautiful wood burning fireplace for the winter months. Large two garage with attic space for storage. House sits on a nice corner lot with a new roof, and new garage door. Master bath has a large garden tub and stand alone shower. Rural development eligibility.

6. 2021-08-30
   listed $180,000 Active 461-char remark

   Show marketing remark (461 chars)

   3 Bedroom 2 Bath in the desirable Benton School district. Freshly painted brick home in Oak Creek subdivision. Well maintained with a nice fenced in backyard with a dog run for the fur babies. Has a beautiful wood burning fireplace for the winter months. Large two garage with attic space for storage. House sits on a nice corner lot with a new roof, and new garage door. Master bath has a large garden tub and stand alone shower. Rural development eligibility.

7. 2013-07-24
   soldstatus $155,000
8. 2001-11-05
   soldstatus $95,500

ⓘ 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: $878 · $73/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$332/yr (+$28/mo · 37.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $24,529
• − Mortgage interest: −$12,323
• − Property taxes: −$878
• − Insurance: −$2,602
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$6,400
• Taxable loss: −$1,600
• Est. tax savings @ 24.0%: +$384
• After-tax cash flow: $2,437/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

• 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

+130.4% since first listed

8 events — show timeline

• 2026-05-05 Pending — NTREIS
• 2026-05-02 Listed $220,000 NTREIS
• 2021-09-23 Sold (Public Records) $171,000 Public Records
• 2021-09-22 Sold (MLS) — NTREIS
• 2021-09-01 Pending — NTREIS
• 2021-08-30 Listed $180,000 NTREIS
• 2013-07-24 Sold (Public Records) $155,000 Public Records
• 2001-11-05 Sold (Public Records) $95,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $878 · -1.0% YoY. Source: county tax records.