Croydon IV B Plan · Haughton, LA 71037

$229,990

3 bd · 2.0 ba · 1,356 sqft · SingleFamily · 320 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Croydon IV B by DSLD Homes, a thoughtfully designed, energy-efficient home that delivers both comfort and value. With 1,356 square feet of living space and a total area of 1,866 square feet, this smartly crafted floor plan offers the perfect blend of functionality, style, and efficiency. The open concept layout connects the kitchen, dining, and living areas seamlessly-ideal for entertaining or relaxed everyday living. Featuring three comfortable bedrooms and two full bathrooms, this home is a great fit for families, first-time buyers, or anyone seeking low-maintenance living without sacrificing style. Enjoy retreat-like features in the primary suite, including a garden tub, walk-in closet, and spacious layout designed to help you unwind. The kitchen is bright and functional, enhanced with canned lighting that adds a modern touch and welcoming ambiance. Outside, the home showcases a beautiful combination of brick, stucco, and siding exterior, providing timeless curb appeal and lasting durability. The two-car garage offers convenient parking and extra storage space, while energy-efficient construction helps reduce monthly utility costs and supports a greener lifestyle. If you're looking for a new construction home that offers style, smart space planning, and energy savings, the Croydon IV B is the perfect choice.

Key facts

• Walk in closet
• Two car garage
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• GARDEN TUB
• WALK IN CLOSET
• CANNED LIGHTING
• BRICK STUCCO SIDING EXTERIOR
• TWO CAR GARAGE

🏗️ New construction. The $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $265,379.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (16.9% below list).
• Recommended offer: $191k (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#105 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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: T.L. Rodes Elementary School (612 students, 58% FRL); Haughton Middle School (math 32% / reading 47%, grade F, #66 of 218 statewide, top 30%, 1,075 students, 61% FRL); Haughton High School (math 56% / reading 52%, grade C-, #28 of 265 statewide, top 11%, 1,381 students, 53% FRL) — zoned schools average 57% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 391 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 320 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,172 (16.9% 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. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $265,379
• List price: $229,990
• Delta: -13.34%
• 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
404 Charmes Cir	0.14mi	3/2.0	1,356 (0%)	1mo	$223,990	$165	93
411 Charmes Cir	0.15mi	3/2.0	1,451 (+7%)	1mo	$247,055	$170	80
303 Babineaux Ln	0.14mi	3/2.0	1,451 (+7%)	3mo	$245,790	$169	79
185 Berkshire Pl	0.01mi	3/2.0	1,522 (+12%)	2mo	$251,683	$165	77
186 Berkshire Pl	0.03mi	4/2.0 (+1)	1,501 (+11%)	2mo	$251,439	$168	74
151 Vienne Trce	0.12mi	3/2.0	1,236 (-9%)	8mo	$222,165	$180	73
247 Berkshire Pl	0.07mi	3/2.0	1,538 (+13%)	6mo	$255,000	$166	70
219 Berkshire Pl	0.12mi	3/2.0	1,538 (+13%)	4mo	$246,900	$161	69
607 Girard Ct	0.15mi	3/2.0	1,538 (+13%)	3mo	$261,668	$170	68
141 W Mckinley Ave	0.49mi	3/2.0	1,453 (+7%)	2mo	$219,000	$151	63
428 Shady Wood Ln	0.47mi	3/2.0	1,475 (+9%)	2mo	$219,900	$149	62
427 Cherry Oak Ln	0.37mi	3/1.5	1,188 (-12%)	4mo	$199,000	$168	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.14×
• Total profit: $-63,592
• Equity at exit: $39,569

10-year hold

• IRR: -21.2%
• Equity multiple: -0.10×
• Total profit: $-81,806
• Equity at exit: $22,945

Cash invested: $74,306 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 18 under contract
• Months of supply: 11.7 mo (9%/mo absorbed)
• Median asking: $247,990 ($164/sqft)
• Median days on market: 320 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +19.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71037

• Home prices YoY: -27.8%
• Active inventory: 391
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$1,392
• Tax est. 1.5%: −$332 /mo · $3,981/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-324

Break-even live

Break-even rent $2,321

Max offer price $218,537

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-232	+0% $-324	+5% $-415	+10% $-507
Rent	-10% $-475	-5% $-399	+0% $-324	+5% $-248	+10% $-173
Rate	-1.0pp $-190	-0.5pp $-256	base $-324	+0.5pp $-392	+1.0pp $-462

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: $66,345
• Closing costs: $7,961
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Berkshire Pl Haughton, LA	3.0	2.0	1867	$2,200	$1.18	62d	1	0.04mi

Listing history 50 events

1. 2026-08-08
   days on market $229,990 Active 320 DOM
2. 2026-08-07
   days on market $229,990 Active 319 DOM
3. 2026-08-06
   days on market $229,990 Active 318 DOM
4. 2026-08-05
   days on market $229,990 Active 317 DOM
5. 2026-08-04
   days on market $229,990 Active 316 DOM
6. 2026-08-03
   days on market $229,990 Active 315 DOM
7. 2026-07-31
   days on market $229,990 Active 312 DOM
8. 2026-07-29
   days on market $229,990 Active 310 DOM
9. 2026-07-27
   days on market $229,990 Active 308 DOM
10. 2026-07-25
    days on market $229,990 Active 306 DOM
11. 2026-07-24
    days on market $229,990 Active 305 DOM
12. 2026-07-23
    days on market $229,990 Active 304 DOM
13. 2026-07-22
    days on market $229,990 Active 303 DOM
14. 2026-07-21
    days on market $229,990 Active 302 DOM
15. 2026-07-18
    days on market $229,990 Active 299 DOM
16. 2026-07-16
    days on market $229,990 Active 297 DOM
17. 2026-07-16
    days on market $229,990 Active 296 DOM
18. 2026-07-14
    days on market $229,990 Active 295 DOM
19. 2026-07-13
    days on market $229,990 Active 294 DOM
20. 2026-07-12
    days on market $229,990 Active 293 DOM
21. 2026-07-11
    days on market $229,990 Active 292 DOM
22. 2026-07-10
    days on market $229,990 Active 291 DOM
23. 2026-07-09
    days on market $229,990 Active 290 DOM
24. 2026-07-08
    days on market $229,990 Active 289 DOM
25. 2026-07-07
    days on market $229,990 Active 288 DOM
26. 2026-07-06
    days on market $229,990 Active 287 DOM
27. 2026-07-05
    days on market $229,990 Active 286 DOM
28. 2026-07-04
    days on market $229,990 Active 285 DOM
29. 2026-07-03
    days on market $229,990 Active 284 DOM
30. 2026-07-02
    pricedays on market $229,990 Active 283 DOM
31. 2026-07-01
    days on market $223,990 Active 282 DOM
32. 2026-06-30
    days on market $223,990 Active 281 DOM
33. 2026-06-29
    days on market $223,990 Active 280 DOM
34. 2026-06-28
    days on market $223,990 Active 279 DOM
35. 2026-06-28
    days on market $223,990 Active 278 DOM
36. 2026-06-27
    days on market $223,990 Active 277 DOM
37. 2026-06-25
    days on market $223,990 Active 275 DOM
38. 2026-06-23
    days on market $223,990 Active 273 DOM
39. 2026-06-21
    days on market $223,990 Active 272 DOM
40. 2026-06-18
    days on market $223,990 Active 269 DOM
41. 2026-06-17
    days on market $223,990 Active 268 DOM
42. 2026-06-16
    days on market $223,990 Active 267 DOM
43. 2026-06-15
    days on market $223,990 Active 266 DOM
44. 2026-06-14
    days on market $223,990 Active 264 DOM
45. 2026-06-13
    days on market $223,990 Active 263 DOM
46. 2026-06-10
    days on market $223,990 Active 261 DOM
47. 2026-06-09
    days on market $223,990 Active 260 DOM
48. 2026-06-08
    days on market $223,990 Active 259 DOM
49. 2026-06-07
    days on market $223,990 Active 258 DOM
50. 2026-06-02
    days on market $223,990 Active 253 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,941
• − Mortgage interest: −$14,865
• − Property taxes: −$3,981
• − Insurance: −$1,327
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$7,720
• Taxable loss: −$8,623
• Est. tax savings @ 24.0%: +$2,069
• After-tax cash flow: $-1,815/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.

Condition & rehab AI · 1 photo

Good 75/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New windows and doors — Enhances energy efficiency and curb appeal ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary T.l. Rodes Elementary School Middle Haughton Middle School F LA #66/218 Nat'l #6,151/14,009 High Haughton High School C- LA #28/265 Nat'l #4,773/17,239

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

C Composite livability gradescore 67/100

Livability — Haughton

• Score: 67/100
• State rank: #105
• US rank: #10251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haughton, LA
• County: Bossier Parish · 143,247 people
• City population: 21,192
• 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: 3% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2025-09-23 Listed $223,990 Zillow