Abernathy V A Plan · Haughton, LA 71037

$240,990

3 bd · 2.0 ba · 1,423 sqft · SingleFamily · 588 Days on market

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the energy-efficient Abernathy V A floor plan by DSLD Homes, a beautifully designed 3-bedroom, 2-bathroom home. This thoughtfully crafted home offers 1,423 square feet of living space and a total area of 2,025 square feet, making it an ideal choice for growing families, first-time buyers, or anyone looking for a balance of comfort and style. The open floor plan creates a seamless flow between the living, dining, and kitchen areas, providing a spacious and inviting atmosphere for both daily living and entertaining. The kitchen is enhanced by modern recessed can lighting, offering both functionality and a clean, contemporary aesthetic. The private master suite is a true retreat, featuring double walk-in closets for ample storage and a large soaking bathtub designed for relaxation after a long day. Two additional bedrooms and a second full bathroom provide plenty of space for family members or guests. On the exterior, the Abernathy V A features a combination of brick, stucco, and siding, delivering timeless curb appeal. A covered rear porch extends your living space outdoors, perfect for enjoying a morning coffee or evening breeze. The two-car garage offers added convenience, extra storage, and protection for your vehicles. What truly sets this home apart is its commitment to energy efficiency. Designed to reduce utility costs and environmental impact, this floor plan combines modern construction techniques with smart design choices to deliver long-term value and co

Key facts

• 2 garage spots
• Listed 587 days

Tags

• LEGACY POINTE LOCATION
• TOP-RATED SCHOOL DISTRICT
• DSL CUSTOMER CARE WARRANTY

🏗️ New construction. The $240,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $266,796.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $241k.

Deal economics

• At list price, monthly cash flow is $-299 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (18.9% below list).
• Recommended offer: $196k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#105 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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: 333 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $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 588 days — a 12% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,544 (18.9% 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 588 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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: 0.73% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $266,796
• List price: $240,990
• Delta: -9.67%
• 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
303 Babineaux Ln	0.14mi	3/2.0	1,451 (+2%)	2mo	$245,790	$169	89
185 Berkshire Pl	0.01mi	3/2.0	1,522 (+7%)	1mo	$251,683	$165	87
422 Zinfandel Pl	0.19mi	3/2.0	1,423 (0%)	7mo	$233,370	$164	86
186 Berkshire Pl	0.03mi	4/2.0 (+1)	1,501 (+6%)	0mo	$251,439	$168	84
247 Berkshire Pl	0.07mi	3/2.0	1,538 (+8%)	4mo	$255,000	$166	80
219 Berkshire Pl	0.12mi	3/2.0	1,538 (+8%)	2mo	$246,900	$161	79
607 Girard Ct	0.15mi	3/2.0	1,538 (+8%)	1mo	$261,668	$170	78
194 Berkshire Pl	0.03mi	4/2.0 (+1)	1,568 (+10%)	1mo	$259,265	$165	76
141 W Mckinley Ave	0.49mi	3/2.0	1,453 (+2%)	1mo	$219,000	$151	73
428 Shady Wood Ln	0.47mi	3/2.0	1,475 (+4%)	1mo	$219,900	$149	72
151 Vienne Trce	0.12mi	3/2.0	1,236 (-13%)	6mo	$222,165	$180	67
223 W Mckinley Ave	0.46mi	3/2.0	1,560 (+10%)	6mo	$179,000	$115	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.17×
• Total profit: $-62,245
• Equity at exit: $39,780

10-year hold

• IRR: -19.9%
• Equity multiple: -0.05×
• Total profit: $-78,601
• Equity at exit: $23,068

Cash invested: $74,703 (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 71037

• Home prices YoY: -27.8%
• Active inventory: 333
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,955 medium
• Mortgage (P&I): −$1,399
• Tax est. 1.5%: −$333 /mo · $4,002/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-299

Break-even live

Break-even rent $2,334

Max offer price $223,535

Occupancy floor —

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: $66,699
• Closing costs: $8,004
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Berkshire Pl Haughton, LA	3.0	2.0	1867	$2,200	$1.18	14d	1	0.04mi

Listing history 16 events

1. 2026-06-18
   days on market $240,990 Active 588 DOM
2. 2026-06-17
   days on market $240,990 Active 587 DOM
3. 2026-06-16
   days on market $240,990 Active 586 DOM
4. 2026-06-15
   days on market $240,990 Active 585 DOM
5. 2026-06-14
   days on market $240,990 Active 583 DOM
6. 2026-06-13
   days on market $240,990 Active 582 DOM
7. 2026-06-10
   days on market $240,990 Active 580 DOM
8. 2026-06-09
   days on market $240,990 Active 579 DOM
9. 2026-06-08
   days on market $240,990 Active 578 DOM
10. 2026-06-07
    days on market $240,990 Active 577 DOM
11. 2026-06-02
    days on market $240,990 Active 572 DOM
12. 2026-06-01
    days on market $240,990 Active 571 DOM
13. 2026-05-31
    days on market $240,990 Active 570 DOM
14. 2026-05-30
    days on market $240,990 Active 569 DOM
15. 2025-09-23
    price $240,990 1496-char remark

    Show marketing remark (1496 chars)

    Discover the energy-efficient Abernathy V A floor plan by DSLD Homes, a beautifully designed 3-bedroom, 2-bathroom home. This thoughtfully crafted home offers 1,423 square feet of living space and a total area of 2,025 square feet, making it an ideal choice for growing families, first-time buyers, or anyone looking for a balance of comfort and style. The open floor plan creates a seamless flow between the living, dining, and kitchen areas, providing a spacious and inviting atmosphere for both daily living and entertaining. The kitchen is enhanced by modern recessed can lighting, offering both functionality and a clean, contemporary aesthetic. The private master suite is a true retreat, featuring double walk-in closets for ample storage and a large soaking bathtub designed for relaxation after a long day. Two additional bedrooms and a second full bathroom provide plenty of space for family members or guests. On the exterior, the Abernathy V A features a combination of brick, stucco, and siding, delivering timeless curb appeal. A covered rear porch extends your living space outdoors, perfect for enjoying a morning coffee or evening breeze. The two-car garage offers added convenience, extra storage, and protection for your vehicles. What truly sets this home apart is its commitment to energy efficiency. Designed to reduce utility costs and environmental impact, this floor plan combines modern construction techniques with smart design choices to deliver long-term value and co

16. 2024-11-08
    listed $229,990 Active 1496-char remark

    Show marketing remark (1496 chars)

    Discover the energy-efficient Abernathy V A floor plan by DSLD Homes, a beautifully designed 3-bedroom, 2-bathroom home. This thoughtfully crafted home offers 1,423 square feet of living space and a total area of 2,025 square feet, making it an ideal choice for growing families, first-time buyers, or anyone looking for a balance of comfort and style. The open floor plan creates a seamless flow between the living, dining, and kitchen areas, providing a spacious and inviting atmosphere for both daily living and entertaining. The kitchen is enhanced by modern recessed can lighting, offering both functionality and a clean, contemporary aesthetic. The private master suite is a true retreat, featuring double walk-in closets for ample storage and a large soaking bathtub designed for relaxation after a long day. Two additional bedrooms and a second full bathroom provide plenty of space for family members or guests. On the exterior, the Abernathy V A features a combination of brick, stucco, and siding, delivering timeless curb appeal. A covered rear porch extends your living space outdoors, perfect for enjoying a morning coffee or evening breeze. The two-car garage offers added convenience, extra storage, and protection for your vehicles. What truly sets this home apart is its commitment to energy efficiency. Designed to reduce utility costs and environmental impact, this floor plan combines modern construction techniques with smart design choices to deliver long-term value and co

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,465
• − Mortgage interest: −$14,945
• − Property taxes: −$4,002
• − Insurance: −$1,334
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$7,761
• Taxable loss: −$8,331
• Est. tax savings @ 24.0%: +$1,999
• After-tax cash flow: $-1,588/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 — Haughton

• Score: 67/100
• State rank: #105
• US rank: #10251

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haughton, LA
• County: Bossier Parish · 98,704 people
• City population: 21,192
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 21,192
• Household income: $78,571
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 171.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -59.53%
• Current HPI: 154.5064
• Rent YoY: —
• 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

+4.8% since first listed

2 events — show timeline

• 2025-09-23 Price Changed $240,990 Zillow
• 2024-11-08 Listed $229,990 Zillow