605 Canoe Trl · Bossier City, LA 71111

$279,000

3 bd · 2.0 ba · 1,542 sqft · Other public records · 45 Days on market

Built 2013 6,752 sqft lot $181/sqft · 10% below area Est $319k · 13% under $22/mo HOA · 1% of rent

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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 +13.2/15.0
• Cash flow +9.4/30.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to desirable Cypress Bend! This well-maintained one-owner home offers 3 bedrooms, 2 baths, and a spacious open floor plan perfect for everyday living and entertaining. The remote master suite features an oversized jetted tub, while the large master closet includes convenient built-ins for extra storage and organization. Fresh interior paint and newly replaced bedroom carpet make this home truly move-in ready! Step outside to enjoy the large covered patio overlooking the backyard — the perfect spot for relaxing or hosting guests. Don’t miss this beautifully updated home in a great location!

Key facts

• Oversized jetted tub
• Remote master suite
• Backyard

Tags

• REMOTE MASTER SUITE
• OVERSIZED JETTED TUB
• LARGE MASTER CLOSET
• BUILT-INS FOR EXTRA STORAGE
• LARGE COVERED PATIO
• BACKYARD

Property features AI

Finance

• Other: Deed restrictions apply; Playground and sidewalks in community
• Financial info: Association fee charged annually
• HOA & community: Mandatory HOA (Cypress Bend); HOA fees cover grounds and structure maintenance and management; Annual association fee

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles; Additional parking and driveway; Garage door opener; garage faces front
• Security: Gated community
• Utilities: City water; City sewer; Electricity connected; Cable available; Asphalt access
• Home design: Single-family residence; One story; Residential property; Smart home features present
• Construction: Built in 2013; Brick construction; Shingle roof
• Exterior features: Covered porch; Covered patio/porch features; Wood fencing

Interior

• Kitchen: Built-in gas range; Gas cooktop; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom on main level with ensuite bath, dual sinks and jetted tub
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Open floor plan with vaulted ceilings; Granite countertops; Kitchen island; Pantry; Built-in features; Cable TV available; Eat-in kitchen
• Laundry & utility: Individual gas meter; Individual water meter

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $279k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (28.2% below list).
• Recommended offer: $200k (28.2% 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: Kingston Elementary School (math 73% / reading 69%, grade A-, #23 of 646 statewide, top 4%, 820 students, 33% FRL); Benton Middle School (math 49% / reading 58%, grade C+, #21 of 218 statewide, top 9%, 850 students, 34% FRL); Benton High School (math 55% / reading 63%, grade C+, #22 of 265 statewide, top 8%, 1,538 students, 28% FRL).
• Zoned-school proficiency averages 61% at this address vs 44% district-wide (+18 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; 9 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 $8k 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 45 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $229k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,215 (28.2% 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 45 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 11.6

CMA / ARV

• ARV (median comp): $319,321
• List price: $279,000
• Delta: -12.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.35×
• Total profit: $-50,392
• Equity at exit: $41,600

10-year hold

• IRR: -4.7%
• Equity multiple: 0.65×
• Total profit: $-27,490
• Equity at exit: $24,123

Cash invested: $78,120 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$177 /mo · $2,128/yr
• Insurance: −$116
• HOA: −$22
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-197

Break-even live

Break-even rent $2,252

Max offer price $244,197

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-118	+0% $-197	+5% $-276	+10% $-355
Rent	-10% $-355	-5% $-276	+0% $-197	+5% $-118	+10% $-39
Rate	-1.0pp $-57	-0.5pp $-126	base $-197	+0.5pp $-269	+1.0pp $-343

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Acacia Dr Bossier City, LA	3.0	2.0	1765	$2,200	$1.25	23d	1	0.50mi
5226 John Wilson Dr Bossier City, LA	2.0	2.0	1200	$1,150	$0.96	15d	1	0.50mi
217 Norwell Ln Bossier City, LA	4.0	2.5	1851	$2,400	$1.30	23d	1	0.65mi
90 Kingston Xing Bossier City, LA	1.0–3.0	1.0–2.0	1150	$2,015	$1.75	15d	14	0.71mi
303 Plum Orchard Ln Benton, LA	4.0	3.0	2073	$2,600	$1.25	23d	1	1.01mi
3348 Grand Lake Dr Bossier City, LA	3.0	2.0	1800	$2,100	$1.17	23d	1	1.15mi
3055 Vanceville Rd Bossier City, LA	2.0–3.0	2.0	1112	$1,995	$1.79	15d	6	1.16mi
3283 Grand Lake Dr Bossier City, LA	3.0	2.0	1302	$1,950	$1.50	23d	1	1.23mi
3461 Grand Cane Ln Bossier City, LA	3.0	2.0	1297	$2,100	$1.62	15d	1	1.50mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 19 events

1. 2026-06-21
   days on market $279,000 Active 45 DOM
2. 2026-06-18
   days on market $279,000 Active 42 DOM
3. 2026-06-17
   days on market $279,000 Active 41 DOM
4. 2026-06-16
   days on market $279,000 Active 40 DOM
5. 2026-06-15
   days on market $279,000 Active 39 DOM
6. 2026-06-14
   days on market $279,000 Active 37 DOM
7. 2026-06-13
   days on market $279,000 Active 36 DOM
8. 2026-06-10
   days on market $279,000 Active 34 DOM
9. 2026-06-09
   days on market $279,000 Active 33 DOM
10. 2026-06-08
    days on market $279,000 Active 32 DOM
11. 2026-06-07
    days on market $279,000 Active 31 DOM
12. 2026-06-02
    days on market $279,000 Active 26 DOM
13. 2026-06-01
    days on market $279,000 Active 25 DOM
14. 2026-05-31
    days on market $279,000 Active 24 DOM
15. 2026-05-30
    days on market $279,000 Active 23 DOM
16. 2026-05-18
    price $279,000 621-char remark
17. 2026-05-07
    listed $284,900 Active 621-char remark
18. 2014-02-21
    soldstatus $228,640
19. 2013-07-01
    soldstatus $217,400

ⓘ 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: $2,128 · $177/mo
• Projected year-2 tax: $2,128 · $177/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,026
• − Mortgage interest: −$15,628
• − Property taxes: −$2,128
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$264
• − Depreciation: −$8,116
• Taxable loss: −$7,350
• Est. tax savings @ 24.0%: +$1,764
• After-tax cash flow: $-600/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

+28.3% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $279,000 NTREIS
• 2026-05-07 Listed $284,900 NTREIS
• 2014-02-21 Sold (Public Records) $228,640 Public Records
• 2013-07-01 Sold (Public Records) $217,400 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,128 · -1.0% YoY. Source: county tax records.