734 Crewe Ln · Bossier City, LA 71111

$280,083

3 bd · 2.0 ba · 1,656 sqft · SingleFamily · 7 Days on market

Built 2026 6,970 sqft lot $169/sqft · 31% below area Est $408k · 31% under $25/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

The DOGWOOD IV B in Cane's Landing community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, and 2 walk-in closets in the primary suite, walk-in closets in bedrooms 2 and 3, a kitchen island overlooking the dining area, spacious walk-in pantry, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

Key facts

• Double vanity
• Walk-in closets
• Separate shower

Tags

• DOUBLE VANITY
• GARDEN TUB
• SEPARATE SHOWER
• WALK-IN CLOSETS
• KITCHEN ISLAND
• SPACIOUS WALK-IN PANTRY

Property features AI

Finance

• Other: Subdivision: CANES LANDING
• Financial info: Loan type: Treat as clear; No second mortgage
• HOA & community: Mandatory association with semi-annual fee (includes management fees); HOA management: Community Management

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces front); Covered parking for 2 vehicles; Concrete driveway
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; New construction (incomplete, year built 2026); Not attached to other properties
• Construction: Brick and stucco exterior; Shingle roof; Slab foundation; New construction (2026)
• Exterior features: Covered porch; Covered patio/porch; Exterior lighting; Landscaped, level lot in a subdivision

Interior

• Kitchen: Kitchen with natural stone/granite countertops; Breakfast bar; Built-in cabinets; Kitchen island; Walk-in pantry; Gas range; Microwave; Dishwasher; Disposal
• Bedrooms: Primary bedroom (level 1) with ensuite bath, garden tub, separate shower, dual sinks and walk-in closet; Two additional bedrooms (level 1) each with walk-in closet
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Open floorplan; Kitchen island; Pantry; Double vanity; Cable TV available; Walk-in closets
• Laundry & utility: Utility room with washer hookup; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (26.6% below list).
• Recommended offer: $206k (26.6% below list) — sets the bar for 1% rule.

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: Apollo Elementary School (math 43% / reading 52%, grade D, #147 of 646 statewide, top 23%, 792 students, 69% FRL); Greenacres Middle School (math 24% / reading 33%, grade F, #119 of 218 statewide, top 57%, 611 students, 75% FRL); Airline High School (math 49% / reading 56%, grade C-, #30 of 265 statewide, top 12%, 2,021 students, 56% FRL) — zoned schools average 66% FRL vs 41% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 426 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($65k/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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $205,605 (26.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.73% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 11.4

CMA / ARV

• ARV (median comp): $408,450
• List price: $280,083
• Delta: -31.43%
• 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
213 Paisley Ln	0.06mi	3/2.0	1,685 (+2%)	0mo	$279,918	$166	94
1107 Creole Dr	0.26mi	3/2.0	1,761 (+6%)	2mo	$325,000	$185	76
1311 Quincy Dr	0.20mi	3/2.0	1,512 (-9%)	4mo	$240,000	$159	73
3204 Hanover Ct	0.46mi	3/2.0	1,604 (-3%)	1mo	$282,000	$176	72
5118 Tensas Dr	0.28mi	3/2.0	1,812 (+9%)	2mo	$325,900	$180	69
1361 Quincy Dr	0.11mi	3/2.0	1,855 (+12%)	8mo	$345,000	$186	69
3007 Gabriel Oaks Dr	0.50mi	3/2.0	1,587 (-4%)	3mo	$279,000	$176	68
2301 W Belle Haven Dr	0.53mi	3/2.0	1,632 (-1%)	7mo	$278,500	$171	67
486 Blanchard Loop	0.23mi	3/2.0	1,848 (+12%)	6mo	$282,145	$153	65
300 Bostick Ct	0.40mi	3/2.0	1,848 (+12%)	1mo	$303,194	$164	61
3508 Hanover Ct	0.29mi	4/2.0 (+1)	1,877 (+13%)	4mo	$309,000	$165	56
5020 Tensas Dr	0.40mi	3/2.0	1,467 (-11%)	8mo	$220,000	$150	56

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: -21.1%
• Equity multiple: 0.25×
• Total profit: $-59,131
• Equity at exit: $41,761

10-year hold

• IRR: -8.0%
• Equity multiple: 0.42×
• Total profit: $-45,203
• Equity at exit: $24,216

Cash invested: $78,423 (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: 426
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,056 medium
• Mortgage (P&I): −$1,469
• Tax est. 1.5%: −$350 /mo · $4,201/yr
• Insurance: −$117
• HOA: −$25
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-336

Break-even live

Break-even rent $2,482

Max offer price $231,418

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-240	+0% $-336	+5% $-433	+10% $-530
Rent	-10% $-499	-5% $-418	+0% $-336	+5% $-255	+10% $-174
Rate	-1.0pp $-195	-0.5pp $-265	base $-336	+0.5pp $-409	+1.0pp $-483

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: $70,021
• Closing costs: $8,402
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3303 Colonial Dr Bossier City, LA	3.0	2.0	1716	$2,200	$1.28	45d	1	0.43mi
4855 Airline Dr Bossier City, LA	1.0–3.0	1.0–2.0	1086	$1,785	$1.64	15d	12	0.96mi
3055 Vanceville Rd Bossier City, LA	2.0–3.0	2.0	1112	$1,995	$1.79	15d	6	1.39mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watergasinternetlandscaping

Listing history 3 events

1. 2026-05-06
   price $280,083 671-char remark
2. 2026-05-06
   status Pending 671-char remark
3. 2026-04-29
   listed $280,918 Active 671-char remark

ⓘ 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: $24,673
• − Mortgage interest: −$15,689
• − Property taxes: −$4,201
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$300
• − Depreciation: −$8,148
• Taxable loss: −$9,014
• Est. tax savings @ 24.0%: +$2,163
• After-tax cash flow: $-1,872/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

• 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

-0.3% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $280,083 NTREIS
• 2026-05-06 Pending — NTREIS
• 2026-04-29 Listed $280,918 NTREIS