410 Cross Dr · Haughton, LA 71037

$170,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily · 237 Days on market

Built 2008 Good condition 9,409 sqft lot $132/sqft · 28% below area Est $236k · 28% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hello to the people of Haughton! If you are wanting a home that may need some work, comes at a low price, and has many of options to provide to you as a buyer, then this is the one! Sellers are willing to make repairs to allow for financing. Just note that any repairs will be added to the price of the home. That means you can pick out your floors, and possibly finance them in your home loan! Tour the home, see the vision, place an offer!

Key facts

• Desirable corner lot
• No hoa restrictions
• 9,409 sq ft lot

Tags

• TOP-RATED SCHOOL DISTRICT
• DESIRABLE CORNER LOT
• GREAT LOCATION NEAR HIGHWAY 80
• GREAT LOCATION NEAR I-20
• NO HOA RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $28 ($336/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.4% in Haughton — 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 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.
• Market conditions: 335 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($79k/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.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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, 65% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.21% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $236,322
• List price: $170,000
• Delta: -28.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Cross Dr	0.03mi	3/2.0	1,354 (+5%)	12mo	$225,000	$166	80
506 Amberwood Dr	0.03mi	3/2.0	1,402 (+9%)	6mo	$209,000	$149	79
431 Cross Dr	0.10mi	3/2.0	1,430 (+11%)	13mo	$234,000	$164	66
430 Cross Dr	0.09mi	3/2.0	1,430 (+11%)	14mo	$234,000	$164	66
611 Alex Way	0.08mi	3/2.0	1,421 (+10%)	16mo	$229,900	$162	65
512 Amberwood Dr	0.07mi	3/2.0	1,400 (+9%)	23mo	$232,000	$166	63
141 W Mckinley Ave	0.48mi	3/2.0	1,453 (+13%)	1mo	$219,000	$151	56
119 W Mckinley Ave	0.48mi	2/1.0 (-1)	1,138 (-12%)	2mo	$175,000	$154	47
516 Big Red Cir	0.75mi	3/2.0	1,380 (+7%)	11mo	$229,500	$166	44

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-25,473
• Equity at exit: $25,348

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-18,696
• Equity at exit: $14,698

Cash invested: $47,600 (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 71037

• Home prices YoY: -27.8%
• Active inventory: 335
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,062 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $28

Break-even live

Break-even rent $2,027

Max offer price $170,000

Occupancy floor 94%

Sensitivity live

Price	-10% $145	-5% $87	+0% $28	+5% $-31	+10% $-90
Rent	-10% $-135	-5% $-53	+0% $28	+5% $109	+10% $191
Rate	-1.0pp $114	-0.5pp $71	base $28	+0.5pp $-16	+1.0pp $-61

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Berkshire Pl Haughton, LA	3.0	2.0	1867	$2,200	$1.18	14d	1	1.00mi
204 Southern Creek Cir Haughton, LA	3.0	2.0	1560	$2,000	$1.28	14d	1	1.04mi

Listing history 22 events

1. 2026-06-21
   days on market $170,000 Active 237 DOM
2. 2026-06-18
   days on market $170,000 Active 234 DOM
3. 2026-06-17
   days on market $170,000 Active 233 DOM
4. 2026-06-16
   days on market $170,000 Active 232 DOM
5. 2026-06-15
   days on market $170,000 Active 231 DOM
6. 2026-06-14
   days on market $170,000 Active 229 DOM
7. 2026-06-13
   days on market $170,000 Active 228 DOM
8. 2026-06-10
   days on market $170,000 Active 226 DOM
9. 2026-06-09
   days on market $170,000 Active 225 DOM
10. 2026-06-08
    days on market $170,000 Active 224 DOM
11. 2026-06-07
    days on market $170,000 Active 223 DOM
12. 2026-06-02
    days on market $170,000 Active 218 DOM
13. 2026-06-01
    days on market $170,000 Active 217 DOM
14. 2026-05-31
    days on market $170,000 Active 216 DOM
15. 2026-05-30
    days on market $170,000 Active 215 DOM
16. 2026-05-01
    price $170,000 441-char remark

    Show marketing remark (441 chars)

    Hello to the people of Haughton! If you are wanting a home that may need some work, comes at a low price, and has many of options to provide to you as a buyer, then this is the one! Sellers are willing to make repairs to allow for financing. Just note that any repairs will be added to the price of the home. That means you can pick out your floors, and possibly finance them in your home loan! Tour the home, see the vision, place an offer!

17. 2025-10-27
    listed $163,000 Active 441-char remark

    Show marketing remark (441 chars)

    Hello to the people of Haughton! If you are wanting a home that may need some work, comes at a low price, and has many of options to provide to you as a buyer, then this is the one! Sellers are willing to make repairs to allow for financing. Just note that any repairs will be added to the price of the home. That means you can pick out your floors, and possibly finance them in your home loan! Tour the home, see the vision, place an offer!

18. 2025-10-27
    historical

    Show marketing remark (441 chars)

    Hello to the people of Haughton! If you are wanting a home that may need some work, comes at a low price, and has many of options to provide to you as a buyer, then this is the one! Sellers are willing to make repairs to allow for financing. Just note that any repairs will be added to the price of the home. That means you can pick out your floors, and possibly finance them in your home loan! Tour the home, see the vision, place an offer!

19. 2025-09-03
    status Active
20. 2025-04-25
    price $164,900
21. 2025-04-14
    price $166,000
22. 2024-11-22
    listed $167,000 Active

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,750
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$5,968
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$4,945
• Taxable loss: −$2,197
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $863/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 · 11 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a good exterior and interior. It has a fresh paint job and updated bathrooms and kitchen. It would benefit from some exterior painting and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Resale Painting the exterior brick — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior brick — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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 · 98,704 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: 171.0

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: 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%

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

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

+1.8% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $170,000 NTREIS
• 2025-10-27 Listing Removed — NTREIS
• 2025-10-27 Listed $163,000 NTREIS
• 2025-09-03 Relisted — NTREIS
• 2025-04-25 Price Changed $164,900 NTREIS
• 2025-04-14 Price Changed $166,000 NTREIS
• 2024-11-22 Listed $167,000 NTREIS