2210 Stockwell Rd · Bossier City, LA 71111

$239,900

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 100 Days on market

Built 2003 10,193 sqft lot $138/sqft · 20% below area Est $301k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh paint, No Carpet, and move in Ready. You will love the wood floors and brick accent wall in the living room with plenty of room to entertain. All three of the bedrooms are spacious. the primary ensuite has a large walk in closet.

Key facts

• Brick accent wall
• Wood floors
• Primary ensuite

Tags

• WOOD FLOORS
• BRICK ACCENT WALL
• PRIMARY ENSUITE
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $40 ($479/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 $200k (16.6% below list).
• Recommended offer: $200k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); 421 active listings in the ZIP; 8 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).
• 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 $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

• It's been on market 100 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 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 $200k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $200,034 (16.6% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (median comp): $301,320
• List price: $239,900
• Delta: -20.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 Middle Creek Blvd	0.33mi	3/2.0	1,768 (+1%)	2mo	$279,000	$158	81
6014 Ellington Way	0.08mi	3/2.0	1,901 (+9%)	2mo	$268,000	$141	79
6012 Pepperwood Cir	0.22mi	4/2.0 (+1)	1,772 (+2%)	3mo	$269,900	$152	79
5900 Stockwood St	0.44mi	3/2.0	1,728 (-1%)	3mo	$245,000	$142	75
2186 Stockwell Rd	0.15mi	3/2.0	1,541 (-12%)	1mo	$297,500	$193	73
2409 Stockwell Rd	0.47mi	3/2.0	1,667 (-4%)	1mo	$165,000	$99	70
2103 Sandhurst St	0.55mi	3/2.0	1,610 (-8%)	2mo	$220,000	$137	60
113 Red Fox Cir	0.65mi	3/2.0	1,645 (-6%)	1mo	$244,500	$149	59
476 Dogwood South Ln	0.74mi	3/2.0	1,814 (+4%)	1mo	$310,000	$171	58
2308 Stockwell Rd	0.35mi	3/2.0	1,501 (-14%)	3mo	$230,000	$153	58
516 Dogwood South Ln	0.59mi	4/2.0 (+1)	1,860 (+7%)	3mo	$319,500	$172	54
519 Dogwood South Ln	0.62mi	3/2.0	1,953 (+12%)	1mo	$345,000	$177	50

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-28,954
• Equity at exit: $35,770

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $10,657
• Equity at exit: $20,742

Cash invested: $67,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$182 /mo · $2,188/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $40

Break-even live

Break-even rent $1,950

Max offer price $239,900

Occupancy floor 93%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 Hickory Ridge Dr Bossier City, LA	4.0	2.0	1900	$1,950	$1.03	21d	1	0.46mi
6011 Jason St Bossier City, LA	3.0	2.0	1887	$2,000	$1.06	13d	1	0.74mi
2523 Brookhaven Dr Bossier City, LA	3.0	2.0	1800	$1,950	$1.08	21d	1	0.75mi
8052 Fernwood Cir Haughton, LA	3.0	2.0	2005	$1,850	$0.92	13d	1	0.77mi
6021 Whitney Dr Bossier City, LA	4.0	2.0	1780	$2,100	$1.18	43d	1	0.85mi
369 Wood Spgs Haughton, LA	4.0	2.0	1890	$2,300	$1.22	13d	1	1.05mi
8509 Woodhill Ln Haughton, LA	3.0	2.0	1451	$1,650	$1.14	43d	1	1.07mi
701 Fir Wood Ln Haughton, LA	4.0	3.0	2065	$2,400	$1.16	43d	1	1.13mi

Listing history 21 events

1. 2026-06-18
   days on market $239,900 Active 100 DOM
2. 2026-06-17
   days on market $239,900 Active 99 DOM
3. 2026-06-16
   days on market $239,900 Active 98 DOM
4. 2026-06-15
   days on market $239,900 Active 97 DOM
5. 2026-06-14
   days on market $239,900 Active 95 DOM
6. 2026-06-13
   days on market $239,900 Active 94 DOM
7. 2026-06-10
   days on market $239,900 Active 92 DOM
8. 2026-06-09
   days on market $239,900 Active 91 DOM
9. 2026-06-08
   days on market $239,900 Active 90 DOM
10. 2026-06-07
    days on market $239,900 Active 89 DOM
11. 2026-06-02
    days on market $239,900 Active 84 DOM
12. 2026-06-01
    days on market $239,900 Active 83 DOM
13. 2026-05-31
    days on market $239,900 Active 82 DOM
14. 2026-05-30
    days on market $239,900 Active 81 DOM
15. 2026-03-05
    listed $239,900 Active 235-char remark

    Show marketing remark (235 chars)

    Fresh paint, No Carpet, and move in Ready. You will love the wood floors and brick accent wall in the living room with plenty of room to entertain. All three of the bedrooms are spacious. the primary ensuite has a large walk in closet.

16. 2022-02-08
    soldstatus $200,000
17. 2022-02-04
    soldstatus Sold 646-char remark

    Show marketing remark (646 chars)

    Time to move in!! This adorable home in the sought after Stockwell neighborhood is ready for new owners! 3 bedrooms, 2 bath, open concept living space and oversized backyard featuring a covered patio perfect for summer BBQ's. Fall in love with all the beautiful accents throughout the home such as exposed brick in the living room and several built in shelving units through out. Throw down in the kitchen with gorgeous tile floors and plenty of storage space for all of your cooking essentials. Remote master bedroom featuring double sinks, walk-in shower and a whirlpool tub. Don't miss your chance at this, schedule your private showing today!

18. 2021-12-21
    status Pending 646-char remark

    Show marketing remark (646 chars)

    Time to move in!! This adorable home in the sought after Stockwell neighborhood is ready for new owners! 3 bedrooms, 2 bath, open concept living space and oversized backyard featuring a covered patio perfect for summer BBQ's. Fall in love with all the beautiful accents throughout the home such as exposed brick in the living room and several built in shelving units through out. Throw down in the kitchen with gorgeous tile floors and plenty of storage space for all of your cooking essentials. Remote master bedroom featuring double sinks, walk-in shower and a whirlpool tub. Don't miss your chance at this, schedule your private showing today!

19. 2021-12-18
    listed $189,900 Active 646-char remark

    Show marketing remark (646 chars)

    Time to move in!! This adorable home in the sought after Stockwell neighborhood is ready for new owners! 3 bedrooms, 2 bath, open concept living space and oversized backyard featuring a covered patio perfect for summer BBQ's. Fall in love with all the beautiful accents throughout the home such as exposed brick in the living room and several built in shelving units through out. Throw down in the kitchen with gorgeous tile floors and plenty of storage space for all of your cooking essentials. Remote master bedroom featuring double sinks, walk-in shower and a whirlpool tub. Don't miss your chance at this, schedule your private showing today!

20. 2017-11-30
    soldstatus $166,000
21. 2003-05-30
    soldstatus $19,950

ⓘ 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: $2,188 · $182/mo
• Projected year-2 tax: $2,188 · $182/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $24,004
• − Mortgage interest: −$13,438
• − Property taxes: −$2,188
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,979
• Taxable loss: −$3,641
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $1,353/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

+1102.5% since first listed

7 events — show timeline

• 2026-03-05 Listed $239,900 NTREIS
• 2022-02-08 Sold (Public Records) $200,000 Public Records
• 2022-02-04 Sold (MLS) — NTREIS
• 2021-12-21 Pending — NTREIS
• 2021-12-18 Listed $189,900 NTREIS
• 2017-11-30 Sold (Public Records) $166,000 Public Records
• 2003-05-30 Sold (Public Records) $19,950 Public Records

Property tax history

-0.2%/yr

Latest (2025): $2,188 · -1.3% YoY. Source: county tax records.