323 Kelly St · Bossier City, LA 71111

$64,900

3 bd · 1.0 ba · 1,335 sqft · SingleFamily public records · 69 Days on market

Built 1957 3,311 sqft lot $49/sqft · 13% below area Est $75k · 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 +30.0/30.0
• ARV discount +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity – Portfolio Available! Turnkey investment property with tenant in place generating $850month in rental income. This property is part of a 3-property investment portfolio, all available for purchase individually or as a package. Portfolio includes: 323 Kelly St (MLS #21223458) 3201 Boss Ave (MLS #21223475) 7041 Penny St (MLS #21223523) All properties are currently occupied, offering immediate cash flow with no vacancy downtime. Excellent opportunity for investors looking to expand an existing portfolio or acquire multiple income-producing properties at once. Seller is open to selling individually or as a package. Package pricing and details available upon request.

Key facts

• 3,311 sq ft lot
• Built 1957
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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 fast (+6.6%/yr); 421 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $449 of loan paydown is wiped out by about $2k 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 + 6.6% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 2.15% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.09%
• DSCR: 3.05
• GRM: 3.9

CMA / ARV

• ARV (median comp): $74,736
• List price: $64,900
• Delta: -13.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 Thompson St	0.22mi	4/2.0 (+1)	1,456 (+9%)	11mo	$102,900	$71	56
642 Joannes St	0.31mi	3/1.0	1,232 (-8%)	20mo	$90,000	$73	56
423 Adair St	0.33mi	4/1.5 (+1)	1,400 (+5%)	20mo	$39,000	$28	53
204 Montgomery St	0.14mi	4/1.0 (+1)	1,172 (-12%)	19mo	$49,900	$43	52
329 Berry St	0.17mi	3/1.5	1,154 (-14%)	21mo	$50,000	$43	50
1735 Green St	0.64mi	4/2.0 (+1)	1,488 (+12%)	3mo	$69,000	$46	39

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: 47.2%
• Equity multiple: 3.15×
• Total profit: $39,108
• Equity at exit: $9,677

10-year hold

• IRR: 54.3%
• Equity multiple: 7.28×
• Total profit: $114,140
• Equity at exit: $5,611

Cash invested: $18,172 (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: 421
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$340
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $698

Break-even live

Break-even rent $513

Max offer price $64,900

Occupancy floor 45%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Montgomery St Bossier City, LA	3.0	1.0	1152	$1,000	$0.87	14d	1	0.12mi
301 Edwards St Bossier City, LA	2.0	1.0	900	$1,175	$1.31	21d	1	0.20mi
1735 Green St Bossier City, LA	4.0	2.0	1488	$1,775	$1.19	44d	1	0.67mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	21d	1	1.13mi
2400 Broadway Dr Bossier City, LA	3.0	1.0	1295	$1,450	$1.12	14d	1	1.23mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	21d	7	1.26mi
1518 Viosca St Bossier City, LA	3.0	2.0	1434	$1,200	$0.84	21d	1	1.39mi
1005 Clarence St Bossier City, LA	3.0	2.0	1203	$1,300	$1.08	44d	1	1.40mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	14d	2	1.40mi
1525 Debra St Bossier City, LA	3.0	1.0	1033	$975	$0.94	21d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $64,900 Active 69 DOM
2. 2026-06-17
   days on market $64,900 Active 68 DOM
3. 2026-06-16
   days on market $64,900 Active 67 DOM
4. 2026-06-15
   days on market $64,900 Active 66 DOM
5. 2026-06-14
   days on market $64,900 Active 64 DOM
6. 2026-06-13
   days on market $64,900 Active 63 DOM
7. 2026-06-10
   days on market $64,900 Active 61 DOM
8. 2026-06-09
   days on market $64,900 Active 60 DOM
9. 2026-06-08
   days on market $64,900 Active 59 DOM
10. 2026-06-07
    days on market $64,900 Active 58 DOM
11. 2026-06-02
    days on market $64,900 Active 53 DOM
12. 2026-06-01
    days on market $64,900 Active 52 DOM
13. 2026-05-31
    days on market $64,900 Active 51 DOM
14. 2026-05-30
    days on market $64,900 Active 50 DOM
15. 2026-04-17
    status Active 713-char remark

    Show marketing remark (713 chars)

    Investor Opportunity – Portfolio Available! Turnkey investment property with tenant in place generating $850month in rental income. This property is part of a 3-property investment portfolio, all available for purchase individually or as a package. Portfolio includes: 323 Kelly St (MLS #21223458) 3201 Boss Ave (MLS #21223475) 7041 Penny St (MLS #21223523) All properties are currently occupied, offering immediate cash flow with no vacancy downtime. Excellent opportunity for investors looking to expand an existing portfolio or acquire multiple income-producing properties at once. Seller is open to selling individually or as a package. Package pricing and details available upon request.

16. 2026-04-06
    status Pending 713-char remark

    Show marketing remark (713 chars)

    Investor Opportunity – Portfolio Available! Turnkey investment property with tenant in place generating $850month in rental income. This property is part of a 3-property investment portfolio, all available for purchase individually or as a package. Portfolio includes: 323 Kelly St (MLS #21223458) 3201 Boss Ave (MLS #21223475) 7041 Penny St (MLS #21223523) All properties are currently occupied, offering immediate cash flow with no vacancy downtime. Excellent opportunity for investors looking to expand an existing portfolio or acquire multiple income-producing properties at once. Seller is open to selling individually or as a package. Package pricing and details available upon request.

17. 2026-03-30
    listed $64,900 Active 713-char remark

    Show marketing remark (713 chars)

    Investor Opportunity – Portfolio Available! Turnkey investment property with tenant in place generating $850month in rental income. This property is part of a 3-property investment portfolio, all available for purchase individually or as a package. Portfolio includes: 323 Kelly St (MLS #21223458) 3201 Boss Ave (MLS #21223475) 7041 Penny St (MLS #21223523) All properties are currently occupied, offering immediate cash flow with no vacancy downtime. Excellent opportunity for investors looking to expand an existing portfolio or acquire multiple income-producing properties at once. Seller is open to selling individually or as a package. Package pricing and details available upon request.

ⓘ 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: $451 · $38/mo
• Projected year-2 tax: $451 · $38/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: $16,753
• − Mortgage interest: −$3,635
• − Property taxes: −$451
• − Insurance: −$324
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$1,888
• Taxable income: $7,774
• Est. tax owed @ 24.0%: −$1,866
• After-tax cash flow: $6,510/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

3 events — show timeline

• 2026-04-17 Relisted — NTREIS
• 2026-04-06 Pending — NTREIS
• 2026-03-30 Listed $64,900 NTREIS

Property tax history

-1.5%/yr

Latest (2025): $451 · -1.3% YoY. Source: county tax records.