629 Garden St · Bossier City, LA 71112

$79,900

2 bd · 1.0 ba · 912 sqft · Other public records · 107 Days on market

Built 1957 8,973 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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

Attention Investors! Proven Rental - 2-bedroom, 1-bathroom home located in central Bossier City now available. Property features a large living space with a decorative fireplace, an eat-in kitchen, and washer and dryer connections in the unit. Enjoy a large covered patio situated on a corner lot. Interior and exterior were fully painted in early 2025, and the home features updated LED lighting throughout. Property was leased at $995 for the previous year. This is a strong long-term rental opportunity with consistent cash flow, this is a great turn-key opportunity! Property is sold as-is. Property is owned by a licensed Real Estate Agent in Louisiana and Texas.

Key facts

• Decorative fireplace
• Large living space
• Large covered patio

Tags

• LARGE LIVING SPACE
• DECORATIVE FIREPLACE
• EAT-IN KITCHEN
• WASHER AND DRYER CONNECTIONS
• LARGE COVERED PATIO
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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.
• Market conditions: Rents rising (+3.6%/yr); 148 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $552 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 + 3.6% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $59k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.49% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.34%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.74×
• Total profit: $16,664
• Equity at exit: $11,913

10-year hold

• IRR: 27.1%
• Equity multiple: 3.44×
• Total profit: $54,662
• Equity at exit: $6,908

Cash invested: $22,372 (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: 148
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$419
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $454

Break-even live

Break-even rent $620

Max offer price $79,900

Occupancy floor 57%

Sensitivity live

Price	-10% $499	-5% $476	+0% $454	+5% $431	+10% $409
Rent	-10% $360	-5% $407	+0% $454	+5% $501	+10% $548
Rate	-1.0pp $494	-0.5pp $474	base $454	+0.5pp $433	+1.0pp $412

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 Naples St Bossier City, LA	2.0	1.0	759	$775	$1.02	45d	1	0.31mi
1120 Margaret St Bossier City, LA	2.0	1.0	950	$1,200	$1.26	22d	1	0.44mi
1148 Dudley Ln Bossier City, LA	3.0	1.0	1013	$925	$0.91	14d	1	0.45mi
2248 Loreco St Bossier City, LA	3.0	2.0	1073	$1,400	$1.30	45d	1	0.64mi
400 John Wesley Blvd Bossier City, LA	2.0	1.5	935	$842	$0.90	14d	2	0.74mi
305 Orleans St Bossier City, LA	2.0	1.5	1021	$1,000	$0.98	22d	1	0.75mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$1,740	$1.88	14d	10	0.77mi
3204 McGregor St Bossier City, LA	3.0	1.0	1093	$1,350	$1.24	45d	1	0.77mi
205 Royal St Bossier City, LA	2.0	1.5	1100	$1,100	$1.00	45d	1	0.82mi
100 Crossroads Blvd Bossier City, LA	1.0–2.0	1.0–2.0	858	$1,299	$1.51	45d	1	0.97mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	14d	11	1.00mi
2903 Weyman St Shreveport, LA	1.0–2.0	1.0	800	$950	$1.19	14d	6	1.12mi
400 Preston Blvd Bossier City, LA	1.0	1.0	706	$870	$1.23	45d	1	1.13mi
3115 Oliver St Bossier City, LA	3.0	1.5	1067	$1,400	$1.31	14d	1	1.25mi
1416 Williamsburg Dr Bossier City, LA	2.0	2.0	960	$1,200	$1.25	14d	1	1.27mi
1301 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1025	$1,455	$1.42	14d	28	1.32mi
1225 Pecan St Unit B Shreveport, LA	3.0	2.0	1070	$900	$0.84	22d	1	1.34mi
1302 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1050	$1,498	$1.43	22d	14	1.34mi
253 E Jordan St Unit 251 Shreveport, LA	2.0	1.0	784	$900	$1.15	45d	1	1.36mi
2317 Freewater St Shreveport, LA	2.0	1.0	695	$750	$1.08	14d	1	1.39mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	22d	1	1.40mi
336 E Olive St Shreveport, LA	2.0	1.0	600	$595	$0.99	45d	1	1.41mi
3131 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	866	$985	$1.14	14d	11	1.45mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	22d	1	1.45mi

Listing history 12 events

1. 2026-06-02
   days on market $79,900 Active 107 DOM
2. 2026-06-01
   days on market $79,900 Active 106 DOM
3. 2026-05-31
   days on market $79,900 Active 105 DOM
4. 2026-05-30
   days on market $79,900 Active 104 DOM
5. 2026-05-11
   status Pending 669-char remark

   Show marketing remark (669 chars)

   Attention Investors! Proven Rental - 2-bedroom, 1-bathroom home located in central Bossier City now available. Property features a large living space with a decorative fireplace, an eat-in kitchen, and washer and dryer connections in the unit. Enjoy a large covered patio situated on a corner lot. Interior and exterior were fully painted in early 2025, and the home features updated LED lighting throughout. Property was leased at $995 for the previous year. This is a strong long-term rental opportunity with consistent cash flow, this is a great turn-key opportunity! Property is sold as-is. Property is owned by a licensed Real Estate Agent in Louisiana and Texas.

6. 2026-02-01
   listed $79,900 Active 669-char remark

   Show marketing remark (669 chars)

   Attention Investors! Proven Rental - 2-bedroom, 1-bathroom home located in central Bossier City now available. Property features a large living space with a decorative fireplace, an eat-in kitchen, and washer and dryer connections in the unit. Enjoy a large covered patio situated on a corner lot. Interior and exterior were fully painted in early 2025, and the home features updated LED lighting throughout. Property was leased at $995 for the previous year. This is a strong long-term rental opportunity with consistent cash flow, this is a great turn-key opportunity! Property is sold as-is. Property is owned by a licensed Real Estate Agent in Louisiana and Texas.

7. 2025-01-24
   soldstatus Closed 232-char remark

   Show marketing remark (232 chars)

   2 bed, 1 bath home that has currently been leased for $750 a month! This home makes for a great investment with history of being easily leased or a great starter home. Conveniently located and has a covered patio with a fenced yard.

8. 2025-01-24
   soldstatus $59,000

   Show marketing remark (232 chars)

   2 bed, 1 bath home that has currently been leased for $750 a month! This home makes for a great investment with history of being easily leased or a great starter home. Conveniently located and has a covered patio with a fenced yard.

9. 2025-01-22
   status Pending 232-char remark

   Show marketing remark (232 chars)

   2 bed, 1 bath home that has currently been leased for $750 a month! This home makes for a great investment with history of being easily leased or a great starter home. Conveniently located and has a covered patio with a fenced yard.

10. 2024-12-20
    listed $69,000 Active 232-char remark

    Show marketing remark (232 chars)

    2 bed, 1 bath home that has currently been leased for $750 a month! This home makes for a great investment with history of being easily leased or a great starter home. Conveniently located and has a covered patio with a fenced yard.

11. 2011-07-05
    soldstatus $28,000
12. 1999-07-28
    soldstatus $10,000

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $447 · $37/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 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: $14,330
• − Mortgage interest: −$4,476
• − Property taxes: −$447
• − Insurance: −$400
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,324
• Taxable income: $4,391
• Est. tax owed @ 24.0%: −$1,054
• After-tax cash flow: $4,393/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

+699.0% since first listed

8 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-02-01 Listed $79,900 NTREIS
• 2025-01-24 Sold (Public Records) $59,000 Public Records
• 2025-01-24 Sold (MLS) — NTREIS
• 2025-01-22 Pending — NTREIS
• 2024-12-20 Listed $69,000 NTREIS
• 2011-07-05 Sold (Public Records) $28,000 Public Records
• 1999-07-28 Sold (Public Records) $10,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $447 · +3.5% YoY. Source: county tax records.