401 Edgemont Dr · Bossier City, LA 71111

$225,000

3 bd · 2.0 ba · 1,707 sqft · SingleFamily public records · 29 Days on market

Built 1982 8,799 sqft lot $132/sqft · 16% below area Est $270k · 17% under ↓ 6% since listing

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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).

• Cash flow +16.4/30.0
• ARV discount +14.9/15.0
• DSCR +5.1/10.0
• 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

PRICE REDUCED!!!!~Grab your chance at living in the established neighborhood of Greenacres Place. This home offers a great deal of appeal with the vaulted ceilings and open floorplan. The pool is in full prep for summertime hangouts with family and friends. Interior updates include new LVP flooring in the living room and updates in the primary bath. Retreat to your Primary Bedroom and Bath that are spacious and located on the main floor. New Bathtub- Shower installed in 2024 and has double vanities. The remaining two bedrooms and office are located upstairs. Storage is offered throughout the home with a walk-in attic. This home is located on a spacious corner lot and offers curb appeal the

Key facts

• Open floorplan
• Walk-in attic
• New lvp flooring

Tags

• VAULTED CEILINGS
• OPEN FLOORPLAN
• NEW LVP FLOORING
• WALK-IN ATTIC
• CORNER LOT

Property features AI

Finance

• Other: Property is in Greenacres Place subdivision; No municipal utility district
• HOA & community: Voluntary association (Green Acres) with management and grounds maintenance included; Association fee listed as $0 (fee frequency: other)

Exterior

• Parking: Attached carport; Covered parking for 2 vehicles; 2 carport spaces
• Security: Carbon monoxide detectors; Fire alarm
• Utilities: City water; City sewer; Natural gas available; Individual gas meter; Individual water meter; Cable available; Sidewalk access
• Home design: Single-family residence; Two levels; Detached (not attached to other properties); Built in 1982; Composition roof
• Construction: Brick and vinyl siding exterior; Slab foundation; Year built 1982
• Exterior features: Covered porch; Gutters; Covered patio/porch; Fenced backyard with gate (wood fence); Corner lot in a subdivision; Private pool

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Breakfast bar; Built-in cabinets; Tile counters; Water line to refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom on main level with ensuite bath, dual sinks and walk-in closet; Two additional bedrooms on second level; Second-level office (could serve as bedroom)
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: Two full bathrooms; Primary bath with dual sinks and separate vanities; Upstairs bathroom with built-in cabinets, granite/natural stone counters and separate shower
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling components
• Interior features: Open floorplan with vaulted ceilings and built-in features; Cable TV available; Double vanity in primary bath; Eat-in kitchen with pantry; Loft; Walk-in closets; Window coverings
• Laundry & utility: Utility room on main level; Full-size washer/dryer area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (17.2% below list).
• Recommended offer: $172k (23.5% below list) — sets the bar for cash-flow.
• Cap rate 7.0% 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.
• Zoned schools: Apollo Elementary School (math 43% / reading 52%, grade D, #147 of 646 statewide, top 23%, 792 students, 69% FRL); Greenacres Middle School (math 24% / reading 33%, grade F, #119 of 218 statewide, top 57%, 611 students, 75% FRL); Airline High School (math 49% / reading 56%, grade C-, #30 of 265 statewide, top 12%, 2,021 students, 56% FRL) — zoned schools average 66% FRL vs 41% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 426 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 34% 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 29 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 60% 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 $172,021 (23.5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (median comp): $269,527
• List price: $225,000
• Delta: -16.52%
• 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
401 Edgemont Dr	0.00mi	3/2.0	1,713 (+0%)	0mo	$225,000	$131	99
409 Summit Dr	0.08mi	3/2.0	1,675 (-2%)	1mo	$200,000	$119	92
421 Edgemont Dr	0.13mi	3/2.0	1,809 (+6%)	5mo	$269,900	$149	79
419 Highland Dr	0.14mi	3/2.0	1,865 (+9%)	5mo	$224,900	$121	74
438 Mayfair Dr	0.14mi	3/2.0	1,866 (+9%)	7mo	$258,000	$138	72
583 Northpark Ct	0.18mi	3/2.5	1,562 (-8%)	9mo	$254,900	$163	68
2608 Brown St	0.47mi	3/2.0	1,612 (-6%)	2mo	$248,000	$154	67
2502 Downs St	0.55mi	3/2.0	1,658 (-3%)	3mo	$249,900	$151	67
502 Parklane Dr	0.25mi	3/2.0	1,860 (+9%)	10mo	$275,000	$148	65
2628 Palmetto Dr	0.35mi	3/2.0	1,496 (-12%)	7mo	$208,000	$139	57
2564 Downs Cir	0.60mi	3/2.0	1,786 (+5%)	8mo	$234,900	$132	57
2643 Brown St	0.60mi	3/2.0	1,887 (+10%)	4mo	$239,900	$127	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: -21.5%
• Equity multiple: 0.23×
• Total profit: $-48,492
• Equity at exit: $33,548

10-year hold

• IRR: -7.6%
• Equity multiple: 0.43×
• Total profit: $-35,666
• Equity at exit: $19,454

Cash invested: $63,000 (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 71111

• Home prices YoY: -34.8%
• Rents YoY: 6.6%
• Active inventory: 426
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,862 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-300

Break-even live

Break-even rent $2,242

Max offer price $172,021

Occupancy floor —

Sensitivity live

Price	-10% $-173	-5% $-236	+0% $-300	+5% $-364	+10% $-427
Rent	-10% $-447	-5% $-373	+0% $-300	+5% $-226	+10% $-153
Rate	-1.0pp $-187	-0.5pp $-243	base $-300	+0.5pp $-358	+1.0pp $-418

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2542 Spruce Dr Bossier City, LA	3.0	2.0	1432	$1,950	$1.36	15d	1	0.52mi
8 Meadow Creek Dr Bossier City, LA	2.0	2.0	1108	$1,600	$1.44	45d	1	0.63mi
4855 Airline Dr Bossier City, LA	1.0–3.0	1.0–2.0	1086	$1,785	$1.64	15d	12	1.32mi

Listing history 7 events

1. 2026-06-03
   status $225,000 Pending 29 DOM
2. 2026-06-02
   days on market $225,000 Active Contingent 29 DOM
3. 2026-06-01
   days on market $225,000 Active Contingent 28 DOM
4. 2026-05-31
   days on market $225,000 Active Contingent 27 DOM
5. 2026-05-30
   days on market $225,000 Active Contingent 26 DOM
6. 2026-05-16
   price $220,000 871-char remark
7. 2026-05-04
   listed $239,000 Active 871-char remark

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$389/yr (+$32/mo · 45.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $22,344
• − Mortgage interest: −$12,603
• − Property taxes: −$848
• − Insurance: −$6,244
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$6,545
• Taxable loss: −$7,471
• Est. tax savings @ 24.0%: +$1,793
• After-tax cash flow: $-1,806/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

-5.9% since first listed

6 events — show timeline

• 2026-06-11 Sold (MLS) — NTREIS
• 2026-06-02 Pending — NTREIS
• 2026-05-27 Price Changed $225,000 NTREIS
• 2026-05-20 Contingent — NTREIS
• 2026-05-16 Price Changed $220,000 NTREIS
• 2026-05-04 Listed $239,000 NTREIS

Property tax history

-3.3%/yr

Latest (2025): $848 · -1.3% YoY. Source: county tax records.