5705 E Texas St #16 · Bossier City, LA 71111

$112,000

2 bd · 1.5 ba · 1,044 sqft · SingleFamily public records · 17 Days on market

Built 1984 479 sqft lot Est $125k · 11% under $162/mo HOA · 13% of rent

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Why this score? — see what drove the C+ 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 +22.1/30.0
• ARV discount +12.3/15.0
• DSCR +7.1/10.0
• 1% rule +6.5/10.0
• 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

Adorable 2-bedroom condo with both bedrooms conveniently located upstairs and connected by a shared full bathroom. Downstairs features a half bath, a dedicated dining area, and a full kitchen with great functionality for everyday living. Enjoy outdoor privacy in the fenced courtyard, perfect for relaxing or entertaining. Conveniently located near I-20 and I-220, offering quick access to shopping, dining, and commuting routes.

Key facts

• Full kitchen
• Fenced courtyard
• Outdoor privacy

Tags

• FENCED COURTYARD
• DEDICATED DINING AREA
• FULL KITCHEN
• OUTDOOR PRIVACY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Unit is in the Village at the Downs complex; Directions: Unit is in the first building on the right when entering the complex
• Financial info: No second mortgage indicated; Loan type listed as Treat As Clear
• HOA & community: Mandatory association; Monthly association fee ($162) covering grounds maintenance; Managed by Village at the Downs

Exterior

• Parking: Covered carport with 2 covered spaces; Off-street parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Residential condominium; Two-story building; Unit in Building A
• Construction: Siding exterior; Composition roof; Slab foundation; Built in 1984
• Exterior features: Courtyard; Exterior lighting; Front covered porch; Covered patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Eat-in kitchen layout
• Bedrooms: 2 bedrooms (primary bedroom on the second level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Built-in features; Eat-in kitchen; Window coverings
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $110k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Zoned schools: W.T. Lewis Elementary School (math 58% / reading 57%, grade C+, #76 of 646 statewide, top 12%, 639 students, 42% FRL); Cope Middle School (math 42% / reading 54%, grade C-, #35 of 218 statewide, top 16%, 836 students, 58% FRL); Airline High School (math 49% / reading 56%, grade C-, #30 of 265 statewide, top 12%, 2,021 students, 56% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 426 active listings in the ZIP; 7 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 $774 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

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 $110,320 (1.5% 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. 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: 1.15% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $125,280
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4913 Dahlia Dr	0.54mi	3/1.5 (+1)	1,021 (-2%)	10mo	$105,000	$103	58
4844 Camellia Ln	0.64mi	3/1.5 (+1)	1,091 (+4%)	3mo	$149,900	$137	55
4908 Okeefe St	0.62mi	3/1.5 (+1)	1,023 (-2%)	11mo	$95,900	$94	54
4853 Lilac Cir	0.71mi	3/1.5 (+1)	1,013 (-3%)	8mo	$122,000	$120	50
4826 San Antone Dr	0.71mi	2/1.0	901 (-14%)	2mo	$35,000	$39	41
4826 Okeefe St	0.66mi	3/1.5 (+1)	1,138 (+9%)	22mo	$159,320	$140	30

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: -1.4%
• Equity multiple: 0.94×
• Total profit: $-1,776
• Equity at exit: $16,700

10-year hold

• IRR: 11.9%
• Equity multiple: 2.11×
• Total profit: $34,696
• Equity at exit: $9,684

Cash invested: $31,360 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$587
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$47
• HOA: −$162
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $181

Break-even live

Break-even rent $1,063

Max offer price $112,000

Occupancy floor 81%

Sensitivity live

Price	-10% $244	-5% $213	+0% $181	+5% $149	+10% $117
Rent	-10% $79	-5% $130	+0% $181	+5% $232	+10% $283
Rate	-1.0pp $237	-0.5pp $209	base $181	+0.5pp $152	+1.0pp $122

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5705 E Texas St #175 Bossier City, LA	2.0	1.5	1044	$1,050	$1.01	45d	1	0.08mi
5200 E Texas St Bossier City, LA	1.0–3.0	1.0–2.0	1068	$1,416	$1.33	15d	28	0.54mi
800 Venecia Dr Bossier City, LA	3.0	2.0	1363	$2,000	$1.47	45d	1	0.60mi
4720 Okeefe St Bossier City, LA	3.0	1.0	1212	$1,300	$1.07	23d	1	0.78mi
4612 Sullivan St Bossier City, LA	3.0	1.0	864	$1,200	$1.39	23d	1	0.94mi
1206 Olwen Dr Bossier City, LA	3.0	1.0	1056	$975	$0.92	15d	1	1.20mi
1314 Lampkin St Bossier City, LA	2.0	1.0	1000	$1,000	$1.00	23d	1	1.38mi

HOA detail

• Monthly dues: $162 · $1,944/yr

Listing history 12 events

1. 2026-06-21
   days on market $112,000 Active 17 DOM
2. 2026-06-18
   days on market $112,000 Active 14 DOM
3. 2026-06-17
   days on market $112,000 Active 13 DOM
4. 2026-06-16
   days on market $112,000 Active 12 DOM
5. 2026-06-15
   days on market $112,000 Active 11 DOM
6. 2026-06-14
   days on market $112,000 Active 9 DOM
7. 2026-06-13
   days on market $112,000 Active 8 DOM
8. 2026-06-10
   days on market $112,000 Active 6 DOM
9. 2026-06-09
   days on market $112,000 Active 5 DOM
10. 2026-06-08
    days on market $112,000 Active 4 DOM
11. 2026-06-07
    remarks 429-char remark
12. 2026-06-07
    listed $112,000 Active 3 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: $526 · $44/mo
• Projected year-2 tax: $616 · $51/mo
• Expected delta: +$90/yr (+$7/mo · 17.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $15,505
• − Mortgage interest: −$6,274
• − Property taxes: −$526
• − Insurance: −$560
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − HOA: −$1,944
• − Depreciation: −$3,258
• Taxable income: $462
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $2,060/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

+163.5% since first listed

5 events — show timeline

• 2026-06-04 Listed $112,000 NTREIS
• 2015-06-17 Sold (Public Records) $272,000 Public Records
• 2009-10-26 Sold (Public Records) $201,059 Public Records
• 2006-08-11 Sold (Public Records) $280,000 Public Records
• 1997-04-07 Sold (Public Records) $42,500 Public Records

Property tax history

-2.7%/yr

Latest (2025): $526 · -1.3% YoY. Source: county tax records.