1204 Lampkin St · Bossier City, LA 71111

$68,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 5 Days on market

Built 1959 8,015 sqft lot Est $64k · 6% over ↓ 1% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.8/15.0
• 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

Attention investors! 2-bedroom, 1-bath home priced to sell and ready for updates. This property offers a great opportunity for a fix-and-flip, rental portfolio addition, or renovation project. Property is being sold AS IS with no repairs to be made by the seller. Bring your vision and see the potential this property has to offer.

Key facts

• 8,015 sq ft lot
• Parking
• Built 1959

Property features AI

Finance

• Other: Possession: Negotiable; Listing status: Active; Listing agreement: Exclusive right to sell
• Financial info: Second mortgage: none; Loan type: Treat As Clear
• HOA & community: No homeowners association

Exterior

• Parking: Covered carport (1 covered/carport space)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1959
• Exterior features: Lot under 0.5 acre (approximately 0.184 acre); Subdivision: Meadowview Park Sub Un #3

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom on main level (1)
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; One living area; One dining area; Total of 2 rooms
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Cap rate 15.1% 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; 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 $470 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,000

Questions for the listing agent

1. Built in 1959 — 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: 1.71% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.30%
• DSCR: 2.39
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $64,152
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 Becky St	0.13mi	2/1.0	841 (+6%)	2mo	$85,000	$101	82
1113 Shirley Ln	0.33mi	3/1.0 (+1)	864 (+9%)	0mo	$119,999	$139	64
1009 Norris Dr	0.42mi	3/1.0 (+1)	864 (+9%)	3mo	$70,000	$81	58
1508 Teekell St	0.51mi	3/1.0 (+1)	880 (+11%)	9mo	$45,000	$51	45
4826 San Antone Dr	0.73mi	2/1.0	901 (+14%)	2mo	$35,000	$39	42

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: 29.9%
• Equity multiple: 2.31×
• Total profit: $24,898
• Equity at exit: $10,139

10-year hold

• IRR: 39.1%
• Equity multiple: 5.27×
• Total profit: $81,357
• Equity at exit: $5,879

Cash invested: $19,040 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,160 high
• Mortgage (P&I): −$357
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $497

Break-even live

Break-even rent $532

Max offer price $68,000

Occupancy floor 52%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.19mi
1314 Lampkin St Bossier City, LA	2.0	1.0	1000	$1,000	$1.00	21d	1	0.23mi
4612 Sullivan St Bossier City, LA	3.0	1.0	864	$1,200	$1.39	21d	1	0.40mi
1523 Lampkin Cir Bossier City, LA	3.0	1.0	1114	$1,150	$1.03	21d	1	0.54mi
5200 E Texas St Bossier City, LA	1.0–3.0	1.0–2.0	1068	$1,416	$1.33	13d	28	0.99mi
3325 E Texas St Bossier City, LA	1.0–2.0	1.0–2.0	810	$950	$1.17	21d	1	1.09mi
3310 Industrial Dr Bossier City, LA	1.0	1.0	610	$920	$1.51	13d	4	1.31mi
5705 E Texas St #175 Bossier City, LA	2.0	1.5	1044	$1,050	$1.01	43d	1	1.31mi
5705 E Texas St #5 Bossier City, LA	1.0	1.0	576	$725	$1.26	43d	1	1.33mi
5705 E Texas St Bossier City, LA	1.0	1.0	575	$780	$1.36	43d	1	1.36mi
3009 Gaines St Bossier City, LA	3.0	1.0	1060	$1,200	$1.13	21d	1	1.43mi
2804 Hood Dr Bossier City, LA	3.0	1.0	1027	$1,250	$1.22	13d	1	1.43mi

Listing history 5 events

1. 2026-06-14
   statusdays on market $68,000 Pending 5 DOM
2. 2026-06-13
   days on market $68,000 Active 4 DOM
3. 2026-06-10
   days on market $68,000 Active 2 DOM
4. 2026-06-09
   remarks 331-char remark
5. 2026-06-09
   listed $68,000 Active 1 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: $421 · $35/mo
• Projected year-2 tax: $421 · $35/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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $13,923
• − Mortgage interest: −$3,809
• − Property taxes: −$421
• − Insurance: −$340
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$1,978
• Taxable income: $5,147
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $4,723/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

-1.4% since first listed

4 events — show timeline

• 2026-06-08 Listed $68,000 NTREIS
• 2021-01-17 Listing Removed — NTREIS
• 2020-09-15 Listed $69,000 NTREIS
• 2005-07-29 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2025): $421 · -1.3% YoY. Source: county tax records.