707 Fox Den · Red Chute, LA 71037

$269,707

3 bd · 2.0 ba · 1,580 sqft · Other public records · 31 Days on market

Built 2010 7,231 sqft lot $19/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).

• Cash flow +12.4/30.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the gated community of Dogwood South, this already stunning home has been thoughtfully improved by its current owner. Enjoy an open floor plan, private backyard, and a peaceful patio made for stargazing. The fireplace adds warmth and charm, while the primary suite features a spa-like bath worthy of a relaxing evening.$2000 flooring allowance. This one will not last!

Key facts

• Gated community
• Spa-like bath
• Open floor plan

Tags

• GATED COMMUNITY
• PRIVATE BACKYARD
• PEACEFUL PATIO
• OPEN FLOOR PLAN
• SPA-LIKE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $270k.

Deal economics

• At list price, monthly cash flow is $-47 ($-562/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (21.7% below list).
• Recommended offer: $211k (21.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#290 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, 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: Stockwell Place Elementary School (math 72% / reading 67%, grade A-, #27 of 646 statewide, top 5%, 594 students, 45% 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).
• Zoned-school proficiency averages 57% at this address vs 44% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Bossier Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 335 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/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

• It's been on market 31 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $211,292 (21.7% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-46,745
• Equity at exit: $40,214

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-44,784
• Equity at exit: $23,319

Cash invested: $75,518 (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 71037

• Home prices YoY: -27.8%
• Active inventory: 335
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,414
• Tax from tax record: −$170 /mo · $2,043/yr
• Insurance: −$112
• HOA: −$19
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-47

Break-even live

Break-even rent $2,172

Max offer price $261,436

Occupancy floor 97%

Sensitivity live

Price	-10% $106	-5% $30	+0% $-47	+5% $-123	+10% $-199
Rent	-10% $-214	-5% $-130	+0% $-47	+5% $37	+10% $120
Rate	-1.0pp $89	-0.5pp $22	base $-47	+0.5pp $-117	+1.0pp $-188

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: $67,427
• Closing costs: $8,091
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
369 Wood Spgs Haughton, LA	4.0	2.0	1890	$2,300	$1.22	15d	1	0.20mi
701 Fir Wood Ln Haughton, LA	4.0	3.0	2065	$2,400	$1.16	45d	1	0.36mi
8509 Woodhill Ln Haughton, LA	3.0	2.0	1451	$1,650	$1.14	45d	1	0.82mi
8052 Fernwood Cir Haughton, LA	3.0	2.0	2005	$1,850	$0.92	15d	1	1.03mi
2523 Brookhaven Dr Bossier City, LA	3.0	2.0	1800	$1,950	$1.08	23d	1	1.30mi
2201 Hickory Ridge Dr Bossier City, LA	4.0	2.0	1900	$1,950	$1.03	23d	1	1.31mi
6011 Jason St Bossier City, LA	3.0	2.0	1887	$2,000	$1.06	15d	1	1.33mi
6021 Whitney Dr Bossier City, LA	4.0	2.0	1780	$2,100	$1.18	45d	1	1.41mi

HOA detail

• Monthly dues: $19 · $228/yr
• Likely covers: security

Listing history 14 events

1. 2026-05-06
   status Pending 379-char remark

   Show marketing remark (379 chars)

   Located in the gated community of Dogwood South, this already stunning home has been thoughtfully improved by its current owner. Enjoy an open floor plan, private backyard, and a peaceful patio made for stargazing. The fireplace adds warmth and charm, while the primary suite features a spa-like bath worthy of a relaxing evening.$2000 flooring allowance. This one will not last!

2. 2026-05-02
   price $269,707 379-char remark

   Show marketing remark (379 chars)

   Located in the gated community of Dogwood South, this already stunning home has been thoughtfully improved by its current owner. Enjoy an open floor plan, private backyard, and a peaceful patio made for stargazing. The fireplace adds warmth and charm, while the primary suite features a spa-like bath worthy of a relaxing evening.$2000 flooring allowance. This one will not last!

3. 2026-04-20
   price $274,999 379-char remark

   Show marketing remark (379 chars)

   Located in the gated community of Dogwood South, this already stunning home has been thoughtfully improved by its current owner. Enjoy an open floor plan, private backyard, and a peaceful patio made for stargazing. The fireplace adds warmth and charm, while the primary suite features a spa-like bath worthy of a relaxing evening.$2000 flooring allowance. This one will not last!

4. 2026-04-20
   status Active 379-char remark

   Show marketing remark (379 chars)

   Located in the gated community of Dogwood South, this already stunning home has been thoughtfully improved by its current owner. Enjoy an open floor plan, private backyard, and a peaceful patio made for stargazing. The fireplace adds warmth and charm, while the primary suite features a spa-like bath worthy of a relaxing evening.$2000 flooring allowance. This one will not last!

5. 2026-01-15
   price $269,900 379-char remark

   Show marketing remark (379 chars)

   Located in the gated community of Dogwood South, this already stunning home has been thoughtfully improved by its current owner. Enjoy an open floor plan, private backyard, and a peaceful patio made for stargazing. The fireplace adds warmth and charm, while the primary suite features a spa-like bath worthy of a relaxing evening.$2000 flooring allowance. This one will not last!

6. 2026-01-13
   listed $279,000 Active 379-char remark

   Show marketing remark (379 chars)

   Located in the gated community of Dogwood South, this already stunning home has been thoughtfully improved by its current owner. Enjoy an open floor plan, private backyard, and a peaceful patio made for stargazing. The fireplace adds warmth and charm, while the primary suite features a spa-like bath worthy of a relaxing evening.$2000 flooring allowance. This one will not last!

7. 2025-06-09
   soldstatus $268,000
8. 2025-06-06
   soldstatus Closed 603-char remark

   Show marketing remark (603 chars)

   This charming 2010-built home is located in the desirable Dogwood South subdivision, featuring 3 spacious bedrooms and 2 full bathrooms. The interior has been freshly painted, offering a modern and inviting atmosphere. All appliances, including the washer and dryer, are included, making this home move-in ready. The backyard is fully privacy fenced and includes a beautifully lit gazebo, perfect for outdoor gatherings. The Dogwood South community boasts wonderful amenities such as walking trails, a playground, and a community pool, providing a perfect environment for both relaxation and recreation.

9. 2025-05-29
   status Pending 603-char remark

   Show marketing remark (603 chars)

   This charming 2010-built home is located in the desirable Dogwood South subdivision, featuring 3 spacious bedrooms and 2 full bathrooms. The interior has been freshly painted, offering a modern and inviting atmosphere. All appliances, including the washer and dryer, are included, making this home move-in ready. The backyard is fully privacy fenced and includes a beautifully lit gazebo, perfect for outdoor gatherings. The Dogwood South community boasts wonderful amenities such as walking trails, a playground, and a community pool, providing a perfect environment for both relaxation and recreation.

10. 2025-04-07
    historical Active Contingent 603-char remark

    Show marketing remark (603 chars)

    This charming 2010-built home is located in the desirable Dogwood South subdivision, featuring 3 spacious bedrooms and 2 full bathrooms. The interior has been freshly painted, offering a modern and inviting atmosphere. All appliances, including the washer and dryer, are included, making this home move-in ready. The backyard is fully privacy fenced and includes a beautifully lit gazebo, perfect for outdoor gatherings. The Dogwood South community boasts wonderful amenities such as walking trails, a playground, and a community pool, providing a perfect environment for both relaxation and recreation.

11. 2025-03-24
    price $274,000 603-char remark

    Show marketing remark (603 chars)

    This charming 2010-built home is located in the desirable Dogwood South subdivision, featuring 3 spacious bedrooms and 2 full bathrooms. The interior has been freshly painted, offering a modern and inviting atmosphere. All appliances, including the washer and dryer, are included, making this home move-in ready. The backyard is fully privacy fenced and includes a beautifully lit gazebo, perfect for outdoor gatherings. The Dogwood South community boasts wonderful amenities such as walking trails, a playground, and a community pool, providing a perfect environment for both relaxation and recreation.

12. 2025-01-10
    price $279,000 603-char remark

    Show marketing remark (603 chars)

    This charming 2010-built home is located in the desirable Dogwood South subdivision, featuring 3 spacious bedrooms and 2 full bathrooms. The interior has been freshly painted, offering a modern and inviting atmosphere. All appliances, including the washer and dryer, are included, making this home move-in ready. The backyard is fully privacy fenced and includes a beautifully lit gazebo, perfect for outdoor gatherings. The Dogwood South community boasts wonderful amenities such as walking trails, a playground, and a community pool, providing a perfect environment for both relaxation and recreation.

13. 2024-12-05
    listed $284,000 Active 603-char remark

    Show marketing remark (603 chars)

    This charming 2010-built home is located in the desirable Dogwood South subdivision, featuring 3 spacious bedrooms and 2 full bathrooms. The interior has been freshly painted, offering a modern and inviting atmosphere. All appliances, including the washer and dryer, are included, making this home move-in ready. The backyard is fully privacy fenced and includes a beautifully lit gazebo, perfect for outdoor gatherings. The Dogwood South community boasts wonderful amenities such as walking trails, a playground, and a community pool, providing a perfect environment for both relaxation and recreation.

14. 2020-06-26
    soldstatus $227,000

ⓘ 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: $2,043 · $170/mo
• Projected year-2 tax: $2,043 · $170/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,355
• − Mortgage interest: −$15,108
• − Property taxes: −$2,043
• − Insurance: −$1,349
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − HOA: −$228
• − Depreciation: −$7,846
• Taxable loss: −$5,275
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $704/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 — Red Chute

• Score: 58/100
• State rank: #290
• US rank: #20659

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Chute, LA
• County: Bossier Parish · 98,704 people
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 21,192
• Household income: $78,571
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 171.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -59.53%
• Current HPI: 154.5064
• Rent YoY: —
• 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

+18.8% since first listed

14 events — show timeline

• 2026-05-06 Pending — NTREIS
• 2026-05-02 Price Changed $269,707 NTREIS
• 2026-04-20 Price Changed $274,999 NTREIS
• 2026-04-20 Relisted — NTREIS
• 2026-01-15 Price Changed $269,900 NTREIS
• 2026-01-13 Listed $279,000 NTREIS
• 2025-06-09 Sold (Public Records) $268,000 Public Records
• 2025-06-06 Sold (MLS) — NTREIS
• 2025-05-29 Pending — NTREIS
• 2025-04-07 Contingent — NTREIS
• 2025-03-24 Price Changed $274,000 NTREIS
• 2025-01-10 Price Changed $279,000 NTREIS
• 2024-12-05 Listed $284,000 NTREIS
• 2020-06-26 Sold (Public Records) $227,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,043 · +0.6% YoY. Source: county tax records.