4006 Glen St · Bossier City, LA 71112

$175,000

4 bd · 2.0 ba · 1,771 sqft · SingleFamily public records · 1 Days on market

Built 1960 10,563 sqft lot Est $200k · 13% under

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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 +26.1/30.0
• ARV discount +13.1/15.0
• DSCR +8.8/10.0
• 1% rule +5.6/10.0
• 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

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1960

Property features AI

Finance

• Other: Property is in the Shady Grove subdivision; County: Bossier; Country: United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowner association

Exterior

• Parking: Attached carport (2 covered/carport spaces); Driveway; On-street parking
• Utilities: City water; City sewer; Municipal utility district not present
• Home design: Single-family residence; Attached; One story; Built in 1960
• Construction: Brick construction; Slab foundation; Other roof
• Exterior features: Covered porch; Covered patio; Storage; Wood fencing; Located in a subdivision; Easements present

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Ceramic tile; Parquet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Eat-in kitchen; High-speed internet available; 2 living areas; 1 dining area; Fireplace in living room (electric and wood-burning)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.3% 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 (+3.6%/yr); 148 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $175,000

Questions for the listing agent

1. Built in 1960 — 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: 1.06% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $200,123
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Cove St	0.14mi	4/2.0	1,801 (+2%)	2mo	$250,000	$139	89
4100 Parkway Dr	0.13mi	3/2.0 (-1)	1,836 (+4%)	2mo	$205,376	$112	81
3986 Stuart Ave	0.19mi	4/2.5	1,670 (-6%)	1mo	$229,500	$137	79
3985 Stuart	0.21mi	4/2.5	1,677 (-5%)	7mo	$199,900	$119	74
1705 Ray Ave	0.40mi	3/2.0 (-1)	1,760 (-1%)	4mo	$195,000	$111	72
1716 Bayou Cir	0.39mi	3/2.0 (-1)	1,732 (-2%)	2mo	$179,000	$103	72
3524 Ponderosa Dr	0.37mi	3/1.5 (-1)	1,738 (-2%)	5mo	$219,500	$126	68
1806 Dennis St	0.57mi	3/2.0 (-1)	1,720 (-3%)	8mo	$178,000	$103	57
1904 Ray Ave	0.66mi	4/2.0	1,867 (+5%)	4mo	$237,900	$127	57
3891 Ella St	0.28mi	3/1.0 (-1)	1,574 (-11%)	4mo	$149,900	$95	56
3898 Ella St	0.27mi	3/1.5 (-1)	1,550 (-12%)	8mo	$174,900	$113	53
1824 Ray Ave	0.58mi	4/1.5	1,992 (+12%)	5mo	$207,500	$104	46

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $692
• Equity at exit: $26,093

10-year hold

• IRR: 10.5%
• Equity multiple: 1.84×
• Total profit: $40,980
• Equity at exit: $15,131

Cash invested: $49,000 (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: 148
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,848 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $440

Break-even live

Break-even rent $1,291

Max offer price $175,000

Occupancy floor 71%

Sensitivity live

Price	-10% $539	-5% $489	+0% $440	+5% $190	+10% $130
Rent	-10% $294	-5% $367	+0% $440	+5% $513	+10% $586
Rate	-1.0pp $528	-0.5pp $484	base $440	+0.5pp $395	+1.0pp $348

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Island Park Blvd Shreveport, LA	2.0–3.0	2.0	1280	$1,781	$1.39	15d	9	1.39mi

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-05-06
   listed $175,000 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: $353 · $29/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$610/yr (+$51/mo · 172.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $22,176
• − Mortgage interest: −$9,803
• − Property taxes: −$353
• − Insurance: −$875
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$5,091
• Taxable income: $2,506
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $4,677/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

2 events — show timeline

• 2026-05-06 Pending — NTREIS
• 2026-05-06 Listed $175,000 NTREIS

Property tax history

-6.0%/yr

Latest (2025): $353 · -1.3% YoY. Source: county tax records.