121 Carriage Square Dr · Bossier City, LA 71112

$140,000

2 bd · 1.5 ba · 1,227 sqft · Townhouse public records · 16 Days on market

Built 1981 871 sqft lot Est $119k · 18% over $55/mo HOA · 5% of rent

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Why this score? — see what drove the D- 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 +14.2/30.0
• DSCR +4.3/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained townhouse offers the perfect blend of comfort, convenience, and low-maintenance living. Featuring 2 spacious bedrooms and 1.5 baths, this layout is ideal for first-time buyers, downsizers, or investors. Enjoy a bright and airy living area, a cozy dining space, and a well-equipped kitchen with ample cabinet storage. The half bath downstairs is perfect for guests. Upstairs, the primary bedroom offers great privacy, a generous closet, and easy access to the full bathroom, which is shared with the second bedroom. Located in a quiet and convenient area. Don't miss this great opportunity!

Key facts

• $55 HOA
• Parking
• Built 1981

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $55 per month; HOA maintains front and back yards; HOA management company listed

Exterior

• Parking: Covered carport (1 covered space / 1 carport space)
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Cable available; Phone service available
• Home design: Residential townhouse; Not attached to another property; Two-story
• Construction: Built in 1981
• Exterior features: Yard maintenance (front and back) handled by association; Lot smaller than 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: Two bedrooms (primary bedroom listed)
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Cable TV available; High-speed internet available; Decorative lighting; Four total rooms (living room, dining room, primary bedroom, primary bathroom); One living area; One dining area; Two levels
• Laundry & utility: No smart-home features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $24 ($283/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (16.0% below list).
• Recommended offer: $118k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Bossier Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 222 students, 93% FRL); Rusheon Middle School (math 7% / reading 13%, grade F, #199 of 218 statewide, top 92%, 600 students, 86% FRL); Bossier High School (math 12% / reading 27%, grade F, #186 of 265 statewide, top 73%, 719 students, 85% FRL) — zoned schools average 88% FRL vs 41% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 44% district-wide (-30 pts) — the specific schools serving this property underperform the Bossier Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 147 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $968 of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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

• Climate carrying-cost: major wind risk, 66% 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 $117,604 (16.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $119,019
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Carriage Sq	0.00mi	2/1.5	1,213 (-1%)	11mo	$129,900	$107	89
102 Carriage Square Dr	0.06mi	2/1.5	1,170 (-5%)	10mo	$89,900	$77	81
2211 Loreco St	0.19mi	2/2.0	1,100 (-10%)	1mo	$94,900	$86	71
317 John Wesley Blvd	0.09mi	2/1.5	1,085 (-12%)	13mo	$104,900	$97	66

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 · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-20,493
• Equity at exit: $20,874

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-13,030
• Equity at exit: $12,105

Cash invested: $39,200 (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 71112

• Rents YoY: 3.6%
• Active inventory: 147
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$734
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$58
• HOA: −$55
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $24

Break-even live

Break-even rent $1,146

Max offer price $140,000

Occupancy floor 93%

Sensitivity live

Price	-10% $103	-5% $63	+0% $24	+5% $-16	+10% $-56
Rent	-10% $-69	-5% $-23	+0% $24	+5% $70	+10% $116
Rate	-1.0pp $94	-0.5pp $59	base $24	+0.5pp $-13	+1.0pp $-50

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Royal St Bossier City, LA	2.0	1.5	1100	$1,100	$1.00	45d	1	0.08mi
400 John Wesley Blvd Bossier City, LA	2.0	1.5	935	$842	$0.90	15d	2	0.13mi
305 Orleans St Bossier City, LA	2.0	1.5	1021	$1,000	$0.98	23d	1	0.14mi
2248 Loreco St Bossier City, LA	3.0	2.0	1073	$1,400	$1.30	45d	1	0.19mi
400 Preston Blvd Bossier City, LA	1.0	1.0	706	$870	$1.23	45d	1	0.35mi
1231 Waller Ave Bossier City, LA	3.0	1.0	1500	$1,100	$0.73	45d	1	0.39mi
1120 Margaret St Bossier City, LA	2.0	1.0	950	$1,200	$1.26	23d	1	0.44mi
100 Crossroads Blvd Bossier City, LA	1.0–2.0	1.0–2.0	858	$1,299	$1.51	45d	1	0.48mi
1148 Dudley Ln Bossier City, LA	3.0	1.0	1013	$925	$0.91	15d	1	0.55mi
1140 Schex Dr Bossier City, LA	3.0	1.0	1346	$1,500	$1.11	23d	1	0.63mi
2201 Naples St Bossier City, LA	2.0	1.0	759	$775	$1.02	45d	1	0.73mi
3115 Oliver St Bossier City, LA	3.0	1.5	1067	$1,400	$1.31	15d	1	0.90mi
3202 Jana Pl Bossier City, LA	3.0	1.0	1258	$1,250	$0.99	45d	1	0.98mi
3204 McGregor St Bossier City, LA	3.0	1.0	1093	$1,350	$1.24	45d	1	1.00mi
1005 Clarence St Bossier City, LA	3.0	2.0	1203	$1,300	$1.08	45d	1	1.02mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	23d	1	1.06mi
3406 Black Lake Cir Bossier City, LA	3.0	1.0	1400	$1,200	$0.86	23d	1	1.07mi
3325 E Texas St Bossier City, LA	1.0–2.0	1.0–2.0	810	$950	$1.17	23d	1	1.24mi
1416 Williamsburg Dr Bossier City, LA	2.0	2.0	960	$1,200	$1.25	15d	1	1.30mi
1301 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1025	$1,455	$1.42	15d	28	1.30mi
1518 Viosca St Bossier City, LA	3.0	2.0	1434	$1,200	$0.84	23d	1	1.30mi
1525 Debra St Bossier City, LA	3.0	1.0	1033	$975	$0.94	23d	1	1.30mi
1820 E Texas St Bossier City, LA	2.0	1.0	750	$850	$1.13	45d	1	1.31mi
1302 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1050	$1,498	$1.43	23d	14	1.33mi
2804 Hood Dr Bossier City, LA	3.0	1.0	1027	$1,250	$1.22	15d	1	1.38mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,740	$1.88	15d	10	1.40mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 11 events

1. 2026-06-21
   days on market $140,000 Active 16 DOM
2. 2026-06-18
   days on market $140,000 Active 13 DOM
3. 2026-06-17
   days on market $140,000 Active 12 DOM
4. 2026-06-16
   days on market $140,000 Active 11 DOM
5. 2026-06-15
   days on market $140,000 Active 10 DOM
6. 2026-06-14
   days on market $140,000 Active 8 DOM
7. 2026-06-13
   days on market $140,000 Active 7 DOM
8. 2026-06-10
   days on market $140,000 Active 5 DOM
9. 2026-06-09
   days on market $140,000 Active 4 DOM
10. 2026-06-08
    days on market $140,000 Active 3 DOM
11. 2026-06-07
    listed $140,000 Active 2 DOM

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$74/yr (+$6/mo · 10.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,112
• − Mortgage interest: −$7,842
• − Property taxes: −$696
• − Insurance: −$700
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − HOA: −$660
• − Depreciation: −$4,073
• Taxable loss: −$2,117
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $791/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): 33,587
• Household income: $61,760
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1391.0

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 0.57)
• Race & ethnicity: White 59% Black 24% Hispanic / Latino 12% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Slovak 1% Scottish 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% Tagalog/Filipino 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: ▼ -77.48%
• Current HPI: 127.9821
• Rent YoY: ▲ 3.60%
• 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

+75.0% since first listed

8 events — show timeline

• 2026-06-05 Listed $140,000 NTREIS
• 2025-07-24 Sold (Public Records) $129,900 Public Records
• 2025-07-23 Sold (MLS) — NTREIS
• 2025-06-26 Pending — NTREIS
• 2025-06-17 Listed $129,900 NTREIS
• 2022-09-09 Sold (Public Records) $96,000 Public Records
• 2020-12-29 Listing Removed — NTREIS
• 2020-09-04 Listed $79,999 NTREIS

Property tax history

+20.3%/yr

Latest (2025): $696 · -1.3% YoY. Source: county tax records.