1534 James St · Bossier City, LA 71111

$99,900

3 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 283 Days on market

Built 1961 7,928 sqft lot $95/sqft · 8% below area Est $109k · 8% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

$15,000 price improvement!Charming 3Bd, 1bth house for sale in North Bossier! Quiet neighborhood, perfect for investors. Recent Roof (2 to 2.5 years old). Big opportunity- tenant occupied with $1,100.00 per month rent. Don't miss out! Schedule a showing before it's gone!

Key facts

• 7,928 sq ft lot
• Parking
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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); 425 active listings in the ZIP; 17 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $100k implies a 92% gain — meaningful room to come down on a strong offer.

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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.31% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.54%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $108,641
• List price: $99,900
• Delta: -8.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2600 Bardot Ln	0.18mi	3/1.0	1,125 (+7%)	3mo	$124,900	$111	77
2420 Northside Dr	0.44mi	3/1.0	1,077 (+3%)	1mo	$110,000	$102	74
1529 Debra St	0.09mi	3/1.0	960 (-8%)	10mo	$115,000	$120	73
2804 Hood Dr	0.47mi	3/1.0	1,027 (-2%)	3mo	$107,000	$104	73
2416 Broadway Dr	0.42mi	3/1.0	1,125 (+7%)	3mo	$124,800	$111	65
3131 Malvern St	0.59mi	3/1.0	1,023 (-2%)	6mo	$97,500	$95	63
3007 Gaines St	0.48mi	3/1.0	1,142 (+9%)	1mo	$131,229	$115	62
1510 Leslie St	0.27mi	3/1.0	1,203 (+15%)	10mo	$130,000	$108	55
2112 Clovis St	0.65mi	2/1.0 (-1)	995 (-5%)	6mo	$124,000	$125	51
3103 Shed Rd	0.53mi	2/1.0 (-1)	927 (-12%)	5mo	$81,900	$88	47
2905 Rebel	0.39mi	4/2.0 (+1)	1,180 (+13%)	6mo	$145,000	$123	47
2109 Clovis St	0.63mi	2/1.0 (-1)	952 (-9%)	8mo	$129,500	$136	44

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: 13.9%
• Equity multiple: 1.58×
• Total profit: $16,176
• Equity at exit: $14,895

10-year hold

• IRR: 25.1%
• Equity multiple: 3.53×
• Total profit: $70,903
• Equity at exit: $8,638

Cash invested: $27,972 (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: 425
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$524
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $432

Break-even live

Break-even rent $766

Max offer price $99,900

Occupancy floor 62%

Sensitivity live

Price	-10% $489	-5% $460	+0% $432	+5% $404	+10% $376
Rent	-10% $328	-5% $380	+0% $432	+5% $484	+10% $536
Rate	-1.0pp $483	-0.5pp $458	base $432	+0.5pp $406	+1.0pp $380

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 Debra St Bossier City, LA	3.0	1.0	1033	$975	$0.94	22d	1	0.11mi
1518 Viosca St Bossier City, LA	3.0	2.0	1434	$1,200	$0.84	22d	1	0.20mi
1005 Clarence St Bossier City, LA	3.0	2.0	1203	$1,300	$1.08	45d	1	0.38mi
2804 Hood Dr Bossier City, LA	3.0	1.0	1027	$1,250	$1.22	14d	1	0.46mi
2400 Broadway Dr Bossier City, LA	3.0	1.0	1295	$1,450	$1.12	14d	1	0.48mi
3009 Gaines St Bossier City, LA	3.0	1.0	1060	$1,200	$1.13	22d	1	0.48mi
3200 Cottonwood St Bossier City, LA	4.0	2.0	1116	$1,075	$0.96	22d	1	0.50mi
2579 Airline Dr Bossier City, LA	1.0–2.0	1.0–1.5	847	$1,213	$1.43	14d	6	0.97mi
3325 E Texas St Bossier City, LA	1.0–2.0	1.0–2.0	810	$950	$1.17	22d	1	0.98mi
1820 E Texas St Bossier City, LA	2.0	1.0	750	$850	$1.13	45d	1	1.03mi
2601 Airline Dr Bossier City, LA	1.0–2.0	1.0–2.0	746	$1,510	$2.02	14d	10	1.11mi
1735 Green St Bossier City, LA	4.0	2.0	1488	$1,775	$1.19	45d	1	1.17mi
4056 Beech St Bossier City, LA	4.0	1.0	1391	$1,400	$1.01	22d	1	1.26mi
205 Royal St Bossier City, LA	2.0	1.5	1100	$1,100	$1.00	45d	1	1.34mi
100 Crossroads Blvd Bossier City, LA	1.0–2.0	1.0–2.0	858	$1,299	$1.51	45d	1	1.39mi
305 Orleans St Bossier City, LA	2.0	1.5	1021	$1,000	$0.98	22d	1	1.42mi
400 John Wesley Blvd Bossier City, LA	2.0	1.5	935	$842	$0.90	14d	2	1.44mi

Listing history 30 events

1. 2026-06-21
   days on market $99,900 Active 283 DOM
2. 2026-06-18
   days on market $99,900 Active 280 DOM
3. 2026-06-17
   days on market $99,900 Active 279 DOM
4. 2026-06-16
   days on market $99,900 Active 278 DOM
5. 2026-06-15
   days on market $99,900 Active 277 DOM
6. 2026-06-14
   days on market $99,900 Active 275 DOM
7. 2026-06-13
   days on market $99,900 Active 274 DOM
8. 2026-06-10
   days on market $99,900 Active 272 DOM
9. 2026-06-09
   days on market $99,900 Active 271 DOM
10. 2026-06-08
    days on market $99,900 Active 270 DOM
11. 2026-06-07
    days on market $99,900 Active 269 DOM
12. 2026-06-02
    days on market $99,900 Active 264 DOM
13. 2026-06-01
    days on market $99,900 Active 263 DOM
14. 2026-05-31
    days on market $99,900 Active 262 DOM
15. 2026-05-30
    days on market $99,900 Active 261 DOM
16. 2026-04-03
    price $99,900 271-char remark

    Show marketing remark (271 chars)

    $15,000 price improvement!Charming 3Bd, 1bth house for sale in North Bossier! Quiet neighborhood, perfect for investors. Recent Roof (2 to 2.5 years old). Big opportunity- tenant occupied with $1,100.00 per month rent. Don't miss out! Schedule a showing before it's gone!

17. 2025-09-11
    listed $114,900 Active 271-char remark

    Show marketing remark (271 chars)

    $15,000 price improvement!Charming 3Bd, 1bth house for sale in North Bossier! Quiet neighborhood, perfect for investors. Recent Roof (2 to 2.5 years old). Big opportunity- tenant occupied with $1,100.00 per month rent. Don't miss out! Schedule a showing before it's gone!

18. 2023-07-18
    soldstatus Closed 183-char remark

    Show marketing remark (183 chars)

    INVESTOR OR HANDYMAN SPECIAL! All offers will be considered. This property has fresh exterior paint and a new roof. It needs work to finish out inside. Please call agent for details !

19. 2023-07-14
    soldstatus $52,000
20. 2023-07-11
    status Pending 183-char remark

    Show marketing remark (183 chars)

    INVESTOR OR HANDYMAN SPECIAL! All offers will be considered. This property has fresh exterior paint and a new roof. It needs work to finish out inside. Please call agent for details !

21. 2023-07-06
    historical Active Contingent 183-char remark

    Show marketing remark (183 chars)

    INVESTOR OR HANDYMAN SPECIAL! All offers will be considered. This property has fresh exterior paint and a new roof. It needs work to finish out inside. Please call agent for details !

22. 2023-06-14
    status Active 183-char remark

    Show marketing remark (183 chars)

    INVESTOR OR HANDYMAN SPECIAL! All offers will be considered. This property has fresh exterior paint and a new roof. It needs work to finish out inside. Please call agent for details !

23. 2023-06-02
    status Pending 183-char remark

    Show marketing remark (183 chars)

    INVESTOR OR HANDYMAN SPECIAL! All offers will be considered. This property has fresh exterior paint and a new roof. It needs work to finish out inside. Please call agent for details !

24. 2023-05-26
    price $59,900 183-char remark

    Show marketing remark (183 chars)

    INVESTOR OR HANDYMAN SPECIAL! All offers will be considered. This property has fresh exterior paint and a new roof. It needs work to finish out inside. Please call agent for details !

25. 2023-05-18
    price $67,900 183-char remark

    Show marketing remark (183 chars)

    INVESTOR OR HANDYMAN SPECIAL! All offers will be considered. This property has fresh exterior paint and a new roof. It needs work to finish out inside. Please call agent for details !

26. 2023-05-03
    price $69,900 183-char remark

    Show marketing remark (183 chars)

    INVESTOR OR HANDYMAN SPECIAL! All offers will be considered. This property has fresh exterior paint and a new roof. It needs work to finish out inside. Please call agent for details !

27. 2023-04-28
    price $74,900 183-char remark

    Show marketing remark (183 chars)

    INVESTOR OR HANDYMAN SPECIAL! All offers will be considered. This property has fresh exterior paint and a new roof. It needs work to finish out inside. Please call agent for details !

28. 2023-04-12
    price $79,900 183-char remark

    Show marketing remark (183 chars)

    INVESTOR OR HANDYMAN SPECIAL! All offers will be considered. This property has fresh exterior paint and a new roof. It needs work to finish out inside. Please call agent for details !

29. 2023-03-29
    listed $89,900 Active 183-char remark

    Show marketing remark (183 chars)

    INVESTOR OR HANDYMAN SPECIAL! All offers will be considered. This property has fresh exterior paint and a new roof. It needs work to finish out inside. Please call agent for details !

30. 2007-05-04
    soldstatus

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$77/yr (+$6/mo · 16.4%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,753
• − Mortgage interest: −$5,596
• − Property taxes: −$472
• − Insurance: −$500
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,906
• Taxable income: $3,759
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $4,284/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

+11.1% since first listed

15 events — show timeline

• 2026-04-03 Price Changed $99,900 NTREIS
• 2025-09-11 Listed $114,900 NTREIS
• 2023-07-18 Sold (MLS) — NTREIS
• 2023-07-14 Sold (Public Records) $52,000 Public Records
• 2023-07-11 Pending — NTREIS
• 2023-07-06 Contingent — NTREIS
• 2023-06-14 Relisted — NTREIS
• 2023-06-02 Pending — NTREIS
• 2023-05-26 Price Changed $59,900 NTREIS
• 2023-05-18 Price Changed $67,900 NTREIS
• 2023-05-03 Price Changed $69,900 NTREIS
• 2023-04-28 Price Changed $74,900 NTREIS
• 2023-04-12 Price Changed $79,900 NTREIS
• 2023-03-29 Listed $89,900 NTREIS
• 2007-05-04 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $472 · -1.3% YoY. Source: county tax records.