223 Edwards St · Bossier City, LA 71111

$47,000

2 bd · 1.0 ba · 1,114 sqft · SingleFamily public records · 197 Days on market

Built 1937 2,483 sqft lot $42/sqft · 38% below area Est $76k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Perfect income or investment opportunity. Property may be purchased individually or in a Package with: MLS# 21094188, 21094177, 21094169, 21094150, 21094125, 21094111

Key facts

• 2,483 sq ft lot
• Built 1937
• Listed 197 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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.
• Market conditions: Rents rising fast (+6.6%/yr); 421 active listings in the ZIP; 13 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 $325 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 2.31% ✓
• Cap rate: 20.26%
• Cash-on-cash: 49.89%
• DSCR: 3.22
• GRM: 3.6

CMA / ARV

• ARV (median comp): $76,171
• List price: $47,000
• Delta: -38.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Wyche St	0.09mi	2/1.0	1,128 (+1%)	16mo	$85,955	$76	80
329 Berry St	0.36mi	3/1.5 (+1)	1,154 (+4%)	21mo	$50,000	$43	52
424 Berry St	0.36mi	3/1.0 (+1)	1,020 (-8%)	19mo	$44,000	$43	48
642 Joannes St	0.45mi	3/1.0 (+1)	1,232 (+11%)	20mo	$90,000	$73	39

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: 51.5%
• Equity multiple: 3.38×
• Total profit: $31,267
• Equity at exit: $7,008

10-year hold

• IRR: 58.3%
• Equity multiple: 7.83×
• Total profit: $89,924
• Equity at exit: $4,064

Cash invested: $13,160 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$246
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $547

Break-even live

Break-even rent $394

Max offer price $47,000

Occupancy floor 45%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Edwards St Bossier City, LA	2.0	1.0	900	$1,175	$1.31	21d	1	0.06mi
309 Edwards St Bossier City, LA	3.0	1.0	804	$815	$1.01	21d	1	0.07mi
420 Wyche St Bossier City, LA	1.0	1.0	800	$500	$0.62	43d	1	0.20mi
413 Montgomery St Bossier City, LA	3.0	1.0	1152	$1,000	$0.87	13d	1	0.20mi
1820 E Texas St Bossier City, LA	2.0	1.0	750	$850	$1.13	43d	1	0.73mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	21d	1	1.02mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	21d	7	1.05mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	13d	2	1.21mi
710 Crockett St Unit 716 Shreveport, LA	1.0	1.0	1250	$1,600	$1.28	21d	1	1.28mi
726 Cotton St Shreveport, LA	2.0	1.0–2.0	626	$1,472	$2.35	43d	2	1.33mi
2400 Broadway Dr Bossier City, LA	3.0	1.0	1295	$1,450	$1.12	13d	1	1.40mi
1005 Clarence St Bossier City, LA	3.0	2.0	1203	$1,300	$1.08	43d	1	1.49mi
100 Crossroads Blvd Bossier City, LA	1.0–2.0	1.0–2.0	858	$1,299	$1.51	43d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $47,000 Active 197 DOM
2. 2026-06-17
   days on market $47,000 Active 196 DOM
3. 2026-06-16
   days on market $47,000 Active 195 DOM
4. 2026-06-15
   days on market $47,000 Active 194 DOM
5. 2026-06-14
   days on market $47,000 Active 192 DOM
6. 2026-06-13
   days on market $47,000 Active 191 DOM
7. 2026-06-10
   days on market $47,000 Active 189 DOM
8. 2026-06-09
   days on market $47,000 Active 188 DOM
9. 2026-06-08
   days on market $47,000 Active 187 DOM
10. 2026-06-07
    days on market $47,000 Active 186 DOM
11. 2026-06-02
    days on market $47,000 Active 181 DOM
12. 2026-06-01
    days on market $47,000 Active 180 DOM
13. 2026-05-31
    days on market $47,000 Active 179 DOM
14. 2026-05-30
    days on market $47,000 Active 178 DOM
15. 2026-03-17
    status Active 166-char remark

    Show marketing remark (166 chars)

    Perfect income or investment opportunity. Property may be purchased individually or in a Package with: MLS# 21094188, 21094177, 21094169, 21094150, 21094125, 21094111

16. 2026-02-26
    historical Active Contingent 166-char remark

    Show marketing remark (166 chars)

    Perfect income or investment opportunity. Property may be purchased individually or in a Package with: MLS# 21094188, 21094177, 21094169, 21094150, 21094125, 21094111

17. 2026-02-05
    status Active 166-char remark

    Show marketing remark (166 chars)

    Perfect income or investment opportunity. Property may be purchased individually or in a Package with: MLS# 21094188, 21094177, 21094169, 21094150, 21094125, 21094111

18. 2026-01-24
    historical Active Contingent 166-char remark

    Show marketing remark (166 chars)

    Perfect income or investment opportunity. Property may be purchased individually or in a Package with: MLS# 21094188, 21094177, 21094169, 21094150, 21094125, 21094111

19. 2025-12-11
    status Active 166-char remark

    Show marketing remark (166 chars)

    Perfect income or investment opportunity. Property may be purchased individually or in a Package with: MLS# 21094188, 21094177, 21094169, 21094150, 21094125, 21094111

20. 2025-10-30
    status Pending 166-char remark

    Show marketing remark (166 chars)

    Perfect income or investment opportunity. Property may be purchased individually or in a Package with: MLS# 21094188, 21094177, 21094169, 21094150, 21094125, 21094111

21. 2025-10-24
    historical Active Contingent 166-char remark

    Show marketing remark (166 chars)

    Perfect income or investment opportunity. Property may be purchased individually or in a Package with: MLS# 21094188, 21094177, 21094169, 21094150, 21094125, 21094111

22. 2025-10-22
    listed $47,000 Active 166-char remark

    Show marketing remark (166 chars)

    Perfect income or investment opportunity. Property may be purchased individually or in a Package with: MLS# 21094188, 21094177, 21094169, 21094150, 21094125, 21094111

23. 2024-01-09
    historical $900
24. 2023-12-09
    listed $900
25. 2021-06-04
    soldstatus $707,123
26. 2008-04-30
    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: $542 · $45/mo
• Projected year-2 tax: $542 · $45/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,038
• − Mortgage interest: −$2,633
• − Property taxes: −$542
• − Insurance: −$235
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$1,367
• Taxable income: $6,175
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $5,083/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

+74.1% since first listed

12 events — show timeline

• 2026-03-17 Relisted — NTREIS
• 2026-02-26 Contingent — NTREIS
• 2026-02-05 Relisted — NTREIS
• 2026-01-24 Contingent — NTREIS
• 2025-12-11 Relisted — NTREIS
• 2025-10-30 Pending — NTREIS
• 2025-10-24 Contingent — NTREIS
• 2025-10-22 Listed $47,000 NTREIS
• 2024-01-09 Rental Removed $900 NTREIS
• 2023-12-09 Listed for Rent $900 NTREIS
• 2021-06-04 Sold (Public Records) $707,123 Public Records
• 2008-04-30 Sold (Public Records) $27,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $542 · -1.3% YoY. Source: county tax records.