1223 Norris Dr · Bossier City, LA 71111

$110,000

3 bd · 2.0 ba · 1,505 sqft · SingleFamily public records · 22 Days on market

Built 1961 0.25 ac lot Est $155k · 29% 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

GOOD BONES WITH A GOOD FLOOR PLAN & FLOW PLAN. Home includes long driveway to a large 2 car garage and shop off to the side. Home will appraise for the sales price but will need repairs as a result of the appraisal. Owners are not willing to make any repairs as a result of home inspections or appraisal, They want to sell the home AS-IS condition. Buyers looking for a bargain should look in to interim financing to include the sales price of the home along with the closing costs, pre-paids (for your taxes and insurance) and the costs to update and remodel the home (approximately $25,000 + - $5,000) with a local bank or hard money lenders and convert it onto a mortgage of choice (VA, FHA

Key facts

• 0.25 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association (none); Community features: community pool, playground, tennis courts, other

Exterior

• Parking: 2 covered parking spaces; Concrete driveway; 2-car garage (20' wide x 20' long, 8' height)
• Utilities: City water; City sewer; Electricity available and connected; Individual gas meter; Individual water meter; Natural gas available; Cable available; Phone available; Curbs
• Home design: Single family residence; Residential property; One level; Property attached: Yes
• Construction: Built in 1961 (preowned); Wood construction; Asphalt roof; Slab foundation
• Exterior features: Chain link full fenced yard with gate

Interior

• Kitchen: Other appliances (specified as 'Other')
• Bedrooms: 3 bedrooms; Primary bedroom on level 1 (19 x 15)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ceiling fan(s)
• Interior features: Cable TV available; Two living areas; One dining area; Two total bathrooms; Two-room count (as listed)
• Laundry & utility: Utility room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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) — zoned schools average 93% FRL vs 41% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 44% district-wide (-31 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 fast (+6.6%/yr); 421 active listings in the ZIP; 12 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 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, 64% 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $155,015
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4601 Sheryl St	0.36mi	3/1.0	1,557 (+4%)	8mo	$149,999	$96	67
1414 Teekell	0.46mi	3/1.5	1,495 (-1%)	10mo	$135,000	$90	67
4515 Shed Rd	0.40mi	3/1.5	1,474 (-2%)	13mo	$155,000	$105	65
4810 Birdwell Ln	0.61mi	3/1.5	1,506 (+0%)	10mo	$155,000	$103	61
4812 Camellia Ln	0.67mi	3/1.5	1,500 (-0%)	23mo	$149,900	$100	47
1402 Palmar St	0.46mi	3/1.5	1,280 (-15%)	16mo	$139,900	$109	38
4833 Sheryl St	0.75mi	2/1.5 (-1)	1,330 (-12%)	1mo	$135,000	$102	38
4827 Marigold Cir	0.70mi	4/2.0 (+1)	1,628 (+8%)	16mo	$128,250	$79	36
4832 San Antone Dr	0.74mi	4/1.5 (+1)	1,453 (-4%)	21mo	$149,900	$103	35
1516 Lampkin St	0.61mi	4/1.5 (+1)	1,334 (-11%)	14mo	$142,000	$106	34
4402 Burdine St	0.49mi	3/1.0	1,292 (-14%)	21mo	$132,500	$103	32
4812 San Antone	0.64mi	4/1.5 (+1)	1,300 (-14%)	16mo	$170,000	$131	27

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: 9.6%
• Equity multiple: 1.39×
• Total profit: $12,075
• Equity at exit: $16,401

10-year hold

• IRR: 21.4%
• Equity multiple: 3.10×
• Total profit: $64,824
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$577
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $390

Break-even live

Break-even rent $874

Max offer price $110,000

Occupancy floor 66%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Olwen Dr Bossier City, LA	3.0	1.0	1056	$975	$0.92	13d	1	0.15mi
1315 Norris Dr Bossier City, LA	3.0	1.0	1095	$1,150	$1.05	21d	1	0.23mi
1419 Teekell St Bossier City, LA	3.0	1.0	1146	$1,400	$1.22	43d	1	0.49mi
4720 Okeefe St Bossier City, LA	3.0	1.0	1212	$1,300	$1.07	21d	1	0.57mi
1523 Lampkin Cir Bossier City, LA	3.0	1.0	1114	$1,150	$1.03	21d	1	0.60mi
5200 E Texas St Bossier City, LA	1.0–3.0	1.0–2.0	1068	$1,731	$1.62	13d	28	0.97mi
3325 E Texas St Bossier City, LA	1.0–2.0	1.0–2.0	810	$950	$1.17	21d	1	1.06mi
800 Venecia Dr Bossier City, LA	3.0	2.0	1363	$2,000	$1.47	43d	1	1.07mi
4056 Beech St Bossier City, LA	4.0	1.0	1391	$1,400	$1.01	21d	1	1.30mi
3200 Cottonwood St Bossier City, LA	4.0	2.0	1116	$1,075	$0.96	21d	1	1.39mi
3009 Gaines St Bossier City, LA	3.0	1.0	1060	$1,200	$1.13	21d	1	1.43mi
3406 Black Lake Cir Bossier City, LA	3.0	1.0	1400	$1,200	$0.86	21d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 22 DOM
2. 2026-06-17
   days on market $110,000 Active 21 DOM
3. 2026-06-16
   days on market $110,000 Active 20 DOM
4. 2026-06-15
   days on market $110,000 Active 19 DOM
5. 2026-06-14
   days on market $110,000 Active 17 DOM
6. 2026-06-13
   days on market $110,000 Active 16 DOM
7. 2026-06-10
   days on market $110,000 Active 14 DOM
8. 2026-06-09
   days on market $110,000 Active 13 DOM
9. 2026-06-08
   days on market $110,000 Active 12 DOM
10. 2026-06-07
    days on market $110,000 Active 11 DOM
11. 2026-06-02
    days on market $110,000 Active 6 DOM
12. 2026-06-01
    days on market $110,000 Active 5 DOM
13. 2026-05-31
    days on market $110,000 Active 4 DOM
14. 2026-05-30
    days on market $110,000 Active 3 DOM
15. 2026-05-27
    listed $110,000 Active
16. 2021-05-25
    historical
17. 2021-05-13
    price $95,000
18. 2020-02-07
    listed $100,000 Active
19. 2009-05-01
    soldstatus $112,500
20. 2008-02-19
    soldstatus $27,000

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $811 · $68/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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 64% 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: $16,411
• − Mortgage interest: −$6,162
• − Property taxes: −$811
• − Insurance: −$550
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,200
• Taxable income: $3,063
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $3,947/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

+307.4% since first listed

6 events — show timeline

• 2026-05-27 Listed $110,000 NTREIS
• 2021-05-25 Listing Removed — NTREIS
• 2021-05-13 Price Changed $95,000 NTREIS
• 2020-02-07 Listed $100,000 NTREIS
• 2009-05-01 Sold (Public Records) $112,500 Public Records
• 2008-02-19 Sold (Public Records) $27,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $811 · -1.3% YoY. Source: county tax records.