4 bd · 2.0 ba ·
1,771 sqft ·
Built 1960
· SingleFamily
· Pending
· 1 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,848/mo
Mortgage (P&I)
−$918
Tax + insurance
−$102
HOA
−$0
Vac / Maint / Mgmt
−$388
Net cashflow
$440/mo
Annual
$5,278/yr
Cap rate
9.31%
Cash-on-cash
10.77%
DSCR
1.48
1% rule
1.06%
Cash to close
$49,000
Investor read
This is a 4-bed/2.0-bath single-family listed at $175k.
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).
Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
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.
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: Bellaire Elementary School (math 52% / reading 47%, grade D, #129 of 646 statewide, top 21%, 384 students, 66% FRL); Elm Grove Middle School (math 29% / reading 47%, grade F, #73 of 218 statewide, top 34%, 952 students, 57% FRL); Parkway High School (math 25% / reading 51%, grade F, #90 of 265 statewide, top 34%, 1,360 students, 48% FRL) — zoned schools average 57% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: Rents rising (+3.6%/yr); 147 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).
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.
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.
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.
This rent runs 36% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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.
CashFlowRE · CFR-KTG3AGFHCH1V9V
· Data 4 weeks agocashflowre.app · 2026-05-29