1206 Violet Ave · Bossier City, LA 71112

$175,000

2 bd · 2.0 ba · 1,535 sqft · SingleFamily public records · 36 Days on market

Built 1961 7,362 sqft lot Est $253k · 31% under

---

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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to South Bossier! This delightful 2-bedroom, 2-bathroom home, also features an added bonus room, which would make the perfect office, study or playroom! The laundry room is located right off the kitchen and carport, freeing up space inside the home. All of the current kitchen appliances remain. Out back, there is a screened in porch, with an added workshop, and a shed that will remain as well. New flooring in the main living areas as well as a new Roof in June of 2023. Also, the inside and outside AC units were installed in 2019. Located near Barksdale AFB, with highly rated schools and easy access to the interstate, this home is ready for its new owners! Schedule your Private Showing today!

Key facts

• Formal dining room
• Bonus room
• Built-in shelves

Tags

• REMODELED HOME
• FORMAL DINING ROOM
• BONUS ROOM
• BUILT-IN SHELVES
• SMART THERMOSTAT
• NEW DISHWASHER

Property features AI

Finance

• Other: Subdivision: Southern Gardens Sub; Close to Brookshires Arena and Bodacious BBQ
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Additional parking
• Utilities: City water (individual meter); City sewer; Electricity connected; Individual gas meter; Natural gas available; Phone available
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1961; Smart home features present
• Exterior features: Covered porch(es); Covered patio/porch; Storage; Workshop; Chain link fence

Interior

• Kitchen: Gas cooktop; Gas oven; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom on main level; Second bedroom on main level with built-in desk, ensuite bath, and walk-in closet(s)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Built-in features; Cable TV available; Decorative lighting; Eat-in kitchen; Flat screen wiring; High speed internet available; One living area; One dining area; Total rooms: 3; Levels: One
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (11.2% below list).
• Recommended offer: $155k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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); Elm Grove Middle School (math 29% / reading 47%, grade F, #73 of 218 statewide, top 34%, 952 students, 57% FRL); Parkway High School (math 25% / reading 51%, grade F, #90 of 265 statewide, top 34%, 1,360 students, 48% FRL) — zoned schools average 66% FRL vs 41% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 44% district-wide (-14 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 (+3.6%/yr); 147 active listings in the ZIP; 12 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).
• This rent runs 30% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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 36 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $155,470 (11.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $253,275
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1941 Rossie Lee Dr	0.37mi	3/2.0 (+1)	1,549 (+1%)	1mo	$271,000	$175	76
1813 Wild Rose	0.44mi	3/2.0 (+1)	1,511 (-2%)	2mo	$249,000	$165	71
405 Heritage Dr	0.58mi	3/2.0 (+1)	1,576 (+3%)	2mo	$270,000	$171	62
1913 Venus Cir	0.62mi	3/2.0 (+1)	1,552 (+1%)	3mo	$199,000	$128	62
287 Avondale Ln	0.57mi	3/2.0 (+1)	1,577 (+3%)	2mo	$256,000	$162	62
1952 Wild Iris	0.36mi	3/2.0 (+1)	1,350 (-12%)	2mo	$240,000	$178	57
604 Whitefield Ln	0.30mi	3/2.0 (+1)	1,311 (-15%)	0mo	$230,000	$175	57
4917 Longstreet Pl	0.62mi	3/2.0 (+1)	1,607 (+5%)	2mo	$224,900	$140	56
4931 General Rusk Dr	0.73mi	3/2.0 (+1)	1,593 (+4%)	2mo	$204,900	$129	54
4907 General Rusk Dr	0.62mi	3/2.0 (+1)	1,637 (+7%)	2mo	$274,900	$168	53
321 Fletcher Dr	0.71mi	3/2.0 (+1)	1,645 (+7%)	3mo	$270,000	$164	48
1819 Mars Dr	0.67mi	3/1.5 (+1)	1,376 (-10%)	1mo	$179,500	$130	44

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 · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-17,550
• Equity at exit: $26,093

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,172
• Equity at exit: $15,131

Cash invested: $49,000 (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 71112

• Rents YoY: 3.6%
• Active inventory: 147
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$918
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $156

Break-even live

Break-even rent $1,357

Max offer price $175,000

Occupancy floor 85%

Sensitivity live

Price	-10% $255	-5% $205	+0% $156	+5% $106	+10% $57
Rent	-10% $33	-5% $94	+0% $156	+5% $217	+10% $279
Rate	-1.0pp $244	-0.5pp $200	base $156	+0.5pp $110	+1.0pp $64

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4708 Longstreet Pl Bossier City, LA	3.0	1.5	1108	$1,500	$1.35	45d	1	0.39mi
4720 Longstreet Pl Bossier City, LA	3.0	2.0	1407	$1,500	$1.07	46d	1	0.40mi
5005 Longstreet Pl #72 Bossier City, LA	3.0	2.0	1309	$1,650	$1.26	45d	1	0.78mi
5005 Longstreet Pl Unit 19 Bossier City, LA	2.0	2.0	1200	$1,500	$1.25	23d	1	0.78mi
1711 San Saba St Bossier City, LA	3.0	1.5	1119	$1,250	$1.12	23d	1	0.81mi
530 Antietam Dr Bossier City, LA	3.0	2.0	1654	$2,300	$1.39	23d	1	0.93mi
5400 Barksdale Blvd Bossier City, LA	1.0–3.0	1.0–2.0	1059	$1,619	$1.53	15d	34	1.17mi
3979 Stuart Ave Bossier City, LA	3.0	1.5	1135	$1,300	$1.15	15d	1	1.30mi
5403 Bayou Dr Bossier City, LA	3.0	2.0	1786	$1,800	$1.01	15d	1	1.37mi
5410 Mary Dr Bossier City, LA	3.0	2.0	1345	$1,650	$1.23	45d	1	1.38mi
5415 Bayou Dr Bossier City, LA	3.0	2.0	1800	$1,700	$0.94	23d	1	1.46mi
1105 Island Park Blvd Shreveport, LA	2.0–3.0	2.0	1280	$1,449	$1.13	15d	9	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $175,000 Active 36 DOM
2. 2026-06-18
   days on market $175,000 Active 33 DOM
3. 2026-06-17
   days on market $175,000 Active 32 DOM
4. 2026-06-16
   days on market $175,000 Active 31 DOM
5. 2026-06-15
   days on market $175,000 Active 30 DOM
6. 2026-06-14
   days on market $175,000 Active 28 DOM
7. 2026-06-13
   days on market $175,000 Active 27 DOM
8. 2026-06-10
   days on market $175,000 Active 25 DOM
9. 2026-06-09
   days on market $175,000 Active 24 DOM
10. 2026-06-08
    pricedays on market $175,000 Active 23 DOM
11. 2026-06-07
    days on market $179,000 Active 22 DOM
12. 2026-06-02
    days on market $179,000 Active 17 DOM
13. 2026-06-01
    days on market $179,000 Active 16 DOM
14. 2026-05-31
    days on market $179,000 Active 15 DOM
15. 2026-05-30
    days on market $179,000 Active 14 DOM
16. 2026-05-16
    listed $185,000 Active
17. 2023-12-08
    soldstatus Closed 708-char remark

    Show marketing remark (708 chars)

    Welcome to South Bossier! This delightful 2-bedroom, 2-bathroom home, also features an added bonus room, which would make the perfect office, study or playroom! The laundry room is located right off the kitchen and carport, freeing up space inside the home. All of the current kitchen appliances remain. Out back, there is a screened in porch, with an added workshop, and a shed that will remain as well. New flooring in the main living areas as well as a new Roof in June of 2023. Also, the inside and outside AC units were installed in 2019. Located near Barksdale AFB, with highly rated schools and easy access to the interstate, this home is ready for its new owners! Schedule your Private Showing today!

18. 2023-12-08
    soldstatus $120,000

    Show marketing remark (708 chars)

    Welcome to South Bossier! This delightful 2-bedroom, 2-bathroom home, also features an added bonus room, which would make the perfect office, study or playroom! The laundry room is located right off the kitchen and carport, freeing up space inside the home. All of the current kitchen appliances remain. Out back, there is a screened in porch, with an added workshop, and a shed that will remain as well. New flooring in the main living areas as well as a new Roof in June of 2023. Also, the inside and outside AC units were installed in 2019. Located near Barksdale AFB, with highly rated schools and easy access to the interstate, this home is ready for its new owners! Schedule your Private Showing today!

19. 2023-10-12
    status Pending 708-char remark

    Show marketing remark (708 chars)

    Welcome to South Bossier! This delightful 2-bedroom, 2-bathroom home, also features an added bonus room, which would make the perfect office, study or playroom! The laundry room is located right off the kitchen and carport, freeing up space inside the home. All of the current kitchen appliances remain. Out back, there is a screened in porch, with an added workshop, and a shed that will remain as well. New flooring in the main living areas as well as a new Roof in June of 2023. Also, the inside and outside AC units were installed in 2019. Located near Barksdale AFB, with highly rated schools and easy access to the interstate, this home is ready for its new owners! Schedule your Private Showing today!

20. 2023-10-12
    status Active 708-char remark

    Show marketing remark (708 chars)

    Welcome to South Bossier! This delightful 2-bedroom, 2-bathroom home, also features an added bonus room, which would make the perfect office, study or playroom! The laundry room is located right off the kitchen and carport, freeing up space inside the home. All of the current kitchen appliances remain. Out back, there is a screened in porch, with an added workshop, and a shed that will remain as well. New flooring in the main living areas as well as a new Roof in June of 2023. Also, the inside and outside AC units were installed in 2019. Located near Barksdale AFB, with highly rated schools and easy access to the interstate, this home is ready for its new owners! Schedule your Private Showing today!

21. 2023-10-05
    status Pending 708-char remark

    Show marketing remark (708 chars)

    Welcome to South Bossier! This delightful 2-bedroom, 2-bathroom home, also features an added bonus room, which would make the perfect office, study or playroom! The laundry room is located right off the kitchen and carport, freeing up space inside the home. All of the current kitchen appliances remain. Out back, there is a screened in porch, with an added workshop, and a shed that will remain as well. New flooring in the main living areas as well as a new Roof in June of 2023. Also, the inside and outside AC units were installed in 2019. Located near Barksdale AFB, with highly rated schools and easy access to the interstate, this home is ready for its new owners! Schedule your Private Showing today!

22. 2023-10-03
    status Active 708-char remark

    Show marketing remark (708 chars)

    Welcome to South Bossier! This delightful 2-bedroom, 2-bathroom home, also features an added bonus room, which would make the perfect office, study or playroom! The laundry room is located right off the kitchen and carport, freeing up space inside the home. All of the current kitchen appliances remain. Out back, there is a screened in porch, with an added workshop, and a shed that will remain as well. New flooring in the main living areas as well as a new Roof in June of 2023. Also, the inside and outside AC units were installed in 2019. Located near Barksdale AFB, with highly rated schools and easy access to the interstate, this home is ready for its new owners! Schedule your Private Showing today!

23. 2023-08-22
    status Pending 708-char remark

    Show marketing remark (708 chars)

    Welcome to South Bossier! This delightful 2-bedroom, 2-bathroom home, also features an added bonus room, which would make the perfect office, study or playroom! The laundry room is located right off the kitchen and carport, freeing up space inside the home. All of the current kitchen appliances remain. Out back, there is a screened in porch, with an added workshop, and a shed that will remain as well. New flooring in the main living areas as well as a new Roof in June of 2023. Also, the inside and outside AC units were installed in 2019. Located near Barksdale AFB, with highly rated schools and easy access to the interstate, this home is ready for its new owners! Schedule your Private Showing today!

24. 2023-08-10
    listed $120,000 Active 708-char remark

    Show marketing remark (708 chars)

    Welcome to South Bossier! This delightful 2-bedroom, 2-bathroom home, also features an added bonus room, which would make the perfect office, study or playroom! The laundry room is located right off the kitchen and carport, freeing up space inside the home. All of the current kitchen appliances remain. Out back, there is a screened in porch, with an added workshop, and a shed that will remain as well. New flooring in the main living areas as well as a new Roof in June of 2023. Also, the inside and outside AC units were installed in 2019. Located near Barksdale AFB, with highly rated schools and easy access to the interstate, this home is ready for its new owners! Schedule your Private Showing today!

25. 2006-01-13
    soldstatus $79,900

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $981 · $82/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $18,656
• − Mortgage interest: −$9,803
• − Property taxes: −$981
• − Insurance: −$875
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$5,091
• Taxable loss: −$1,078
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $2,129/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): 33,587
• Household income: $61,760
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1391.0

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 0.57)
• Race & ethnicity: White 59% Black 24% Hispanic / Latino 12% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Slovak 1% Scottish 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% Tagalog/Filipino 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: ▼ -77.48%
• Current HPI: 127.9821
• Rent YoY: ▲ 3.60%
• 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

+131.5% since first listed

10 events — show timeline

• 2026-05-16 Listed $185,000 NTREIS
• 2023-12-08 Sold (Public Records) $120,000 Public Records
• 2023-12-08 Sold (MLS) — NTREIS
• 2023-10-12 Pending — NTREIS
• 2023-10-12 Relisted — NTREIS
• 2023-10-05 Pending — NTREIS
• 2023-10-03 Relisted — NTREIS
• 2023-08-22 Pending — NTREIS
• 2023-08-10 Listed $120,000 NTREIS
• 2006-01-13 Sold (Public Records) $79,900 Public Records

Property tax history

+8.9%/yr

Latest (2024): $981 · -6.6% YoY. Source: county tax records.