13403 Highway 157 · Red Chute, LA 71037

$245,000

4 bd · 2.0 ba · 2,403 sqft · SingleFamily public records · 16 Days on market

Built 1981 1.55 ac lot $102/sqft · 61% below area

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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).

• Cash flow +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.8/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Summer is here and the pool is ready!! Four bedrooms and two baths on little over an acre in the country. Who could ask for more? Recent updates include fresh paint and carpet in two bedrooms, flooring and fixtures in hall bath and a new roof in 2024. Lots of extra parking. Fenced front yard with privacy fence around the pool.

Key facts

• Extra parking
• Privacy fence
• Inground pool

Tags

• INGROUND POOL
• FENCED FRONT YARD
• PRIVACY FENCE
• EXTRA PARKING
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $205k (16.2% below list).
• Recommended offer: $205k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.5% in Red Chute — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#290 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, schools 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; solid renter incomes; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($79k/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 16 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $205,255 (16.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D 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?
4. 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?
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: 0.84% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (median comp): $630,749
• List price: $245,000
• Delta: -59.57%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-32,985
• Equity at exit: $36,530

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-20,295
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,053 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $107

Break-even live

Break-even rent $1,918

Max offer price $245,000

Occupancy floor 90%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $245,000 Active 16 DOM
2. 2026-06-17
   days on market $245,000 Active 15 DOM
3. 2026-06-16
   days on market $245,000 Active 14 DOM
4. 2026-06-15
   days on market $245,000 Active 13 DOM
5. 2026-06-14
   days on market $245,000 Active 11 DOM
6. 2026-06-13
   days on market $245,000 Active 10 DOM
7. 2026-06-10
   days on market $245,000 Active 8 DOM
8. 2026-06-09
   days on market $245,000 Active 7 DOM
9. 2026-06-08
   days on market $245,000 Active 6 DOM
10. 2026-06-07
    days on market $245,000 Active 5 DOM
11. 2026-06-03
    pricedays on marketlisting id $245,000 Active 1 DOM
12. 2026-05-31
    days on market $255,000 Active 365 DOM
13. 2026-05-30
    days on market $255,000 Active 364 DOM
14. 2026-02-17
    price $255,000 332-char remark

    Show marketing remark (332 chars)

    Summer is here and the pool is ready!! Four bedrooms and two baths on little over an acre in the country. Who could ask for more? Recent updates include fresh paint and carpet in two bedrooms, flooring and fixtures in hall bath and a new roof in 2024. Lots of extra parking. Fenced front yard with privacy fence around the pool.

15. 2025-10-30
    price $265,000 332-char remark

    Show marketing remark (332 chars)

    Summer is here and the pool is ready!! Four bedrooms and two baths on little over an acre in the country. Who could ask for more? Recent updates include fresh paint and carpet in two bedrooms, flooring and fixtures in hall bath and a new roof in 2024. Lots of extra parking. Fenced front yard with privacy fence around the pool.

16. 2025-10-17
    status Active 332-char remark

    Show marketing remark (332 chars)

    Summer is here and the pool is ready!! Four bedrooms and two baths on little over an acre in the country. Who could ask for more? Recent updates include fresh paint and carpet in two bedrooms, flooring and fixtures in hall bath and a new roof in 2024. Lots of extra parking. Fenced front yard with privacy fence around the pool.

17. 2025-09-29
    historical Active Contingent 332-char remark

    Show marketing remark (332 chars)

    Summer is here and the pool is ready!! Four bedrooms and two baths on little over an acre in the country. Who could ask for more? Recent updates include fresh paint and carpet in two bedrooms, flooring and fixtures in hall bath and a new roof in 2024. Lots of extra parking. Fenced front yard with privacy fence around the pool.

18. 2025-07-18
    price $275,000 332-char remark

    Show marketing remark (332 chars)

    Summer is here and the pool is ready!! Four bedrooms and two baths on little over an acre in the country. Who could ask for more? Recent updates include fresh paint and carpet in two bedrooms, flooring and fixtures in hall bath and a new roof in 2024. Lots of extra parking. Fenced front yard with privacy fence around the pool.

19. 2025-05-31
    listed $285,000 Active 332-char remark

    Show marketing remark (332 chars)

    Summer is here and the pool is ready!! Four bedrooms and two baths on little over an acre in the country. Who could ask for more? Recent updates include fresh paint and carpet in two bedrooms, flooring and fixtures in hall bath and a new roof in 2024. Lots of extra parking. Fenced front yard with privacy fence around the pool.

20. 2023-09-01
    historical
21. 2023-06-07
    status Active
22. 2023-06-02
    status Pending
23. 2023-03-31
    price $255,000
24. 2023-03-01
    listed $270,000 Active
25. 2023-02-13
    historical
26. 2022-08-16
    status Active
27. 2022-08-11
    price $269,900
28. 2022-07-28
    historical Active Contingent
29. 2022-07-13
    listed $249,900 Active

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,631
• − Mortgage interest: −$13,724
• − Property taxes: −$1,536
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$7,127
• Taxable loss: −$2,922
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $1,981/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 — Red Chute

• Score: 58/100
• State rank: #290
• US rank: #20659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bossier Parish · 98,704 people
• 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

+2.0% since first listed

16 events — show timeline

• 2026-02-17 Price Changed $255,000 NTREIS
• 2025-10-30 Price Changed $265,000 NTREIS
• 2025-10-17 Relisted — NTREIS
• 2025-09-29 Contingent — NTREIS
• 2025-07-18 Price Changed $275,000 NTREIS
• 2025-05-31 Listed $285,000 NTREIS
• 2023-09-01 Listing Removed — NTREIS
• 2023-06-07 Relisted — NTREIS
• 2023-06-02 Pending — NTREIS
• 2023-03-31 Price Changed $255,000 NTREIS
• 2023-03-01 Listed $270,000 NTREIS
• 2023-02-13 Listing Removed — NTREIS
• 2022-08-16 Relisted — NTREIS
• 2022-08-11 Price Changed $269,900 NTREIS
• 2022-07-28 Contingent — NTREIS
• 2022-07-13 Listed $249,900 NTREIS

Property tax history

+2.1%/yr

Latest (2025): $1,536 · +0.4% YoY. Source: county tax records.