2110 Sweet Bay Cir · Bossier City, LA 71111

$274,900

3 bd · 2.0 ba · 1,641 sqft · SingleFamily public records · 40 Days on market

Built 2006 0.26 ac lot $168/sqft · 9% below area Est $306k · 10% under $48/mo HOA · 2% 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).

• ARV discount +12.1/15.0
• Cash flow +11.1/30.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Will go live once we have professional photos scheduled to go live May 8.. .. This charming three bedroom two bath single story home was built in two thousand six and offers approximately one thousand six hundred fifty five square feet of comfortable living space. The open floor plan includes a spacious living area that flows easily into the dining and kitchen spaces creating a warm and inviting atmosphere perfect for everyday living or entertaining. Bright and bold interior colors give this home unique personality and character. The kitchen features plenty of cabinet and counter space and connects conveniently to the dining area for effortless gatherings. The primary suite offers privacy w

Key facts

• Open floor plan
• Laundry area
• Spacious living area

Tags

• OPEN FLOOR PLAN
• SPACIOUS LIVING AREA
• COVERED PATIO
• LARGE BACKYARD
• LAUNDRY AREA
• WELL DESIGNED FLOOR PLAN

Property features AI

Finance

• HOA & community: Mandatory association; Semi‑annual HOA fee covering grounds maintenance; Community pool; Playground

Exterior

• Parking: Attached 2-car garage (approx. 21' wide x 20' deep); 2 covered/carport spaces; Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Shingle roof; Slab foundation; Built in 2006
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Plumbed for gas in kitchen
• Bedrooms: Primary bedroom (first floor) with dual sinks, jetted tub and separate shower; Two additional bedrooms (first floor)
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Double vanity; High-speed internet available; Kitchen island; Pantry; Walk-in closet(s)
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (20.0% below list).
• Recommended offer: $220k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Bossier City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 11 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).
• This rent runs 40% of the median local income ($65k/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 40 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 67% 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 $219,825 (20.0% 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 40 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 10.4

CMA / ARV

• ARV (median comp): $306,308
• List price: $274,900
• Delta: -10.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2114 Sweet Bay Cir	0.03mi	3/2.0	1,542 (-6%)	13mo	$279,000	$181	78
3070 Dublin Way	0.39mi	3/2.0	1,549 (-6%)	5mo	$284,900	$184	68
606 Perfect Pl	0.69mi	3/2.5	1,676 (+2%)	2mo	$265,000	$158	60
3514 Grand Cane Ln	0.45mi	3/2.0	1,560 (-5%)	14mo	$273,500	$175	60
4012 False River Dr	0.73mi	3/2.0	1,552 (-5%)	2mo	$275,000	$177	56
613 Perfect Pl	0.71mi	3/2.5	1,650 (+0%)	11mo	$310,000	$188	55
100 Grand Cane Ct	0.65mi	3/2.0	1,549 (-6%)	7mo	$279,870	$181	54
615 Perfect Pl	0.72mi	3/2.0	1,562 (-5%)	15mo	$307,900	$197	46
109 Katy Ln	0.63mi	3/2.0	1,862 (+14%)	10mo	$387,500	$208	40
306 Prien Lake Loop	0.74mi	3/2.0	1,807 (+10%)	10mo	$331,840	$184	40
116 Willow Lake Blvd	0.74mi	3/2.0	1,872 (+14%)	3mo	$279,500	$149	39
409 Perfect Pl	0.72mi	2/2.0 (-1)	1,411 (-14%)	16mo	$275,000	$195	25

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: -18.4%
• Equity multiple: 0.33×
• Total profit: $-51,393
• Equity at exit: $40,988

10-year hold

• IRR: -4.8%
• Equity multiple: 0.64×
• Total profit: $-27,842
• Equity at exit: $23,768

Cash invested: $76,972 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$244 /mo · $2,928/yr
• Insurance: −$115
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$48
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-237

Break-even live

Break-even rent $2,498

Max offer price $233,072

Occupancy floor —

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2353 Tallgrass Cir Bossier City, LA	3.0	2.0	2007	$2,350	$1.17	21d	1	0.31mi
3461 Grand Cane Ln Bossier City, LA	3.0	2.0	1297	$2,100	$1.62	13d	1	0.53mi
3283 Grand Lake Dr Bossier City, LA	3.0	2.0	1302	$1,950	$1.50	21d	1	0.55mi
814 Abita Chase Bossier City, LA	3.0	2.0	1881	$2,300	$1.22	13d	1	0.65mi
604 Labarre Ln Bossier City, LA	4.0	2.5	2115	$2,800	$1.32	21d	1	0.67mi
619 Labarre Ln Bossier City, LA	3.0	2.0	1987	$2,400	$1.21	21d	1	0.75mi
3055 Vanceville Rd Bossier City, LA	2.0–3.0	2.0	1112	$1,995	$1.79	13d	6	0.78mi
3348 Grand Lake Dr Bossier City, LA	3.0	2.0	1800	$2,100	$1.17	21d	1	0.81mi
217 Norwell Ln Bossier City, LA	4.0	2.5	1851	$2,400	$1.30	21d	1	1.14mi
90 Kingston Xing Bossier City, LA	1.0–3.0	1.0–2.0	1150	$2,015	$1.75	13d	14	1.17mi
606 Acacia Dr Bossier City, LA	3.0	2.0	1765	$2,200	$1.25	21d	1	1.44mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 16 events

1. 2026-06-18
   days on market $274,900 Active 40 DOM
2. 2026-06-17
   days on market $274,900 Active 39 DOM
3. 2026-06-16
   days on market $274,900 Active 38 DOM
4. 2026-06-15
   days on market $274,900 Active 37 DOM
5. 2026-06-14
   days on market $274,900 Active 35 DOM
6. 2026-06-13
   days on market $274,900 Active 34 DOM
7. 2026-06-10
   days on market $274,900 Active 32 DOM
8. 2026-06-09
   days on market $274,900 Active 31 DOM
9. 2026-06-08
   days on market $274,900 Active 30 DOM
10. 2026-06-07
    pricedays on market $274,900 Active 29 DOM
11. 2026-06-02
    days on market $279,000 Active 24 DOM
12. 2026-06-01
    days on market $279,000 Active 23 DOM
13. 2026-05-31
    days on market $279,000 Active 22 DOM
14. 2026-05-30
    days on market $279,000 Active 21 DOM
15. 2026-05-06
    listed $279,000 Active 1572-char remark
16. 2006-05-04
    soldstatus $1,544,000

ⓘ 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: $2,928 · $244/mo
• Projected year-2 tax: $2,928 · $244/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 A · 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 67% 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: $26,379
• − Mortgage interest: −$15,399
• − Property taxes: −$2,928
• − Insurance: −$2,877
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − HOA: −$576
• − Depreciation: −$7,997
• Taxable loss: −$7,619
• Est. tax savings @ 24.0%: +$1,829
• After-tax cash flow: $-1,013/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

• 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

-82.2% since first listed

3 events — show timeline

• 2026-06-05 Price Changed $274,900 NTREIS
• 2026-05-06 Listed $279,000 NTREIS
• 2006-05-04 Sold (Public Records) $1,544,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,928 · -1.0% YoY. Source: county tax records.