1425 Cynthia Ln · Bossier City, LA 71112

$113,000

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 15 Days on market

Built 1970 5,881 sqft lot Est $117k · at est. ↓ 56% since listing

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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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• 1% rule +7.4/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY!! This is a HONEY STOP THE CAR property that has been remodeled throughout! Fresh paint, New Roof, New Carpet, New Flooring in Kitchen and Living Room! This property will make a great starter home, rental property, or an Airbnd. This house has great curb appeal and awaits new owners to make this property a home!

Key facts

• Efficient floor plan
• Gibson park
• Central bossier

Tags

• REMODELED HOME
• EFFICIENT FLOOR PLAN
• GIBSON PARK
• CLOSE TO BARKSDALE AFB
• CENTRAL BOSSIER

Property features AI

Finance

• Other: Municipal utility district: No
• Financial info: Treat as clear loan type; No second mortgage; Property listed as real estate owned
• HOA & community: No association

Exterior

• Parking: Carport (1 covered/carport space)
• Utilities: City water; City sewer; Cable available
• Home design: Single family residence; One story; Residential property
• Construction: Brick construction; Asphalt roof; Slab foundation; Built in 1970
• Exterior features: Lot under 0.5 acre (approximately 0.135 acre); Subdivision: Gibson Park Sub

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; 3 total rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $111k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• Zoned schools: Bossier Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 222 students, 93% FRL) — zoned schools average 93% FRL vs 41% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 44% district-wide (-31 pts) — the specific schools serving this property underperform the Bossier Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 145 active listings in the ZIP; 17 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 $781 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 + 3.6% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $88k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 68% 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 $111,305 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.24% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.32%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $116,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1333 Michael St	0.42mi	3/1.0	1,010 (-2%)	6mo	$115,000	$114	73
3204 Jana Pl	0.24mi	3/1.0	1,028 (+0%)	19mo	$84,900	$83	72
2545 Lamar St	0.46mi	2/1.0 (-1)	1,051 (+2%)	7mo	$99,900	$95	64
3259 Sarah St	0.19mi	3/1.5	1,130 (+10%)	11mo	$154,500	$137	63
3314 Raleigh Pl	0.38mi	2/2.0 (-1)	960 (-6%)	2mo	$140,000	$146	61
2639 Barbara St	0.51mi	3/1.0	1,119 (+9%)	14mo	$89,520	$80	50
1245 Dudley Ln	0.70mi	3/1.0	1,096 (+7%)	8mo	$89,900	$82	49
3001 Oliver St	0.75mi	3/1.0	1,094 (+7%)	10mo	$125,000	$114	46
3306 Raleigh Pl	0.38mi	3/2.0	1,159 (+13%)	13mo	$167,000	$144	46
3014 Norman Pl	0.47mi	3/1.0	1,124 (+10%)	20mo	$139,900	$124	45
1610 Donald Dr	0.66mi	3/1.0	1,176 (+15%)	14mo	$59,000	$50	33
2369 Julia St	0.67mi	2/1.0 (-1)	1,160 (+13%)	17mo	$65,000	$56	27

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 · 3.6% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $8,243
• Equity at exit: $16,849

10-year hold

• IRR: 16.5%
• Equity multiple: 2.38×
• Total profit: $43,719
• Equity at exit: $9,770

Cash invested: $31,640 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$593
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $404

Break-even live

Break-even rent $885

Max offer price $113,000

Occupancy floor 66%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3204 McGregor St Bossier City, LA	3.0	1.0	1093	$1,350	$1.24	44d	1	0.18mi
3202 Jana Pl Bossier City, LA	3.0	1.0	1258	$1,250	$0.99	44d	1	0.22mi
1416 Williamsburg Dr Bossier City, LA	2.0	2.0	960	$1,200	$1.25	13d	1	0.44mi
1301 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1025	$1,655	$1.61	13d	28	0.50mi
1302 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1050	$1,720	$1.64	21d	14	0.51mi
1140 Schex Dr Bossier City, LA	3.0	1.0	1346	$1,500	$1.11	21d	1	0.59mi
1148 Dudley Ln Bossier City, LA	3.0	1.0	1013	$925	$0.91	13d	1	0.67mi
3406 Black Lake Cir Bossier City, LA	3.0	1.0	1400	$1,200	$0.86	21d	1	0.75mi
1231 Waller Ave Bossier City, LA	3.0	1.0	1500	$1,100	$0.73	44d	1	0.78mi
3115 Oliver St Bossier City, LA	3.0	1.5	1067	$1,400	$1.31	13d	1	0.78mi
1120 Margaret St Bossier City, LA	2.0	1.0	950	$1,200	$1.26	21d	1	0.83mi
400 John Wesley Blvd Bossier City, LA	2.0	1.5	935	$842	$0.90	13d	2	1.05mi
2248 Loreco St Bossier City, LA	3.0	2.0	1073	$1,400	$1.30	44d	1	1.06mi
2201 Naples St Bossier City, LA	2.0	1.0	759	$775	$1.02	44d	1	1.16mi
4056 Beech St Bossier City, LA	4.0	1.0	1391	$1,400	$1.01	21d	1	1.19mi
305 Orleans St Bossier City, LA	2.0	1.5	1021	$1,000	$0.98	21d	1	1.20mi
205 Royal St Bossier City, LA	2.0	1.5	1100	$1,100	$1.00	44d	1	1.22mi

Listing history 11 events

1. 2026-06-18
   days on market $113,000 Active 15 DOM
2. 2026-06-17
   days on market $113,000 Active 14 DOM
3. 2026-06-16
   days on market $113,000 Active 13 DOM
4. 2026-06-15
   days on market $113,000 Active 12 DOM
5. 2026-06-14
   days on market $113,000 Active 10 DOM
6. 2026-06-13
   days on market $113,000 Active 9 DOM
7. 2026-06-10
   days on market $113,000 Active 7 DOM
8. 2026-06-09
   days on market $113,000 Active 6 DOM
9. 2026-06-08
   days on market $113,000 Active 5 DOM
10. 2026-06-07
    remarks 290-char remark
11. 2026-06-07
    listed $113,000 Active 4 DOM

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $713 · $59/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 6/10 Major FEMA zone X (unshaded) · 74% 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 68% 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: $16,757
• − Mortgage interest: −$6,330
• − Property taxes: −$713
• − Insurance: −$565
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,287
• Taxable income: $3,181
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $4,085/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

-56.2% since first listed

23 events — show timeline

• 2026-06-03 Listed $113,000 NTREIS
• 2025-05-15 Listing Removed — NTREIS
• 2025-04-14 Price Changed $112,000 NTREIS
• 2025-03-24 Price Changed $115,000 NTREIS
• 2025-03-17 Price Changed $118,000 NTREIS
• 2025-03-03 Listed $120,000 NTREIS
• 2024-01-18 Sold (Public Records) $87,500 Public Records
• 2024-01-18 Sold (MLS) — NTREIS
• 2023-12-18 Pending — NTREIS
• 2023-11-30 Listed $92,500 NTREIS
• 2023-09-15 Sold (MLS) — NTREIS
• 2023-09-03 Pending — NTREIS
• 2023-08-14 Relisted — NTREIS
• 2023-07-31 Pending — NTREIS
• 2023-07-27 Relisted — NTREIS
• 2023-07-24 Pending — NTREIS
• 2023-07-23 Listed $39,514 NTREIS
• 2018-08-17 Sold (Public Records) $88,300 Public Records
• 2009-06-09 Sold (Public Records) $35,000 Public Records
• 2009-05-21 Sold (Public Records) — Public Records
• 2009-05-14 Sold (Public Records) $28,000 Public Records
• 2007-08-24 Sold (Public Records) — Public Records
• 2004-11-24 Sold (Public Records) $258,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $713 · +51.7% YoY. Source: county tax records.