9021 Hollow Bluff Dr · Red Chute, LA 71037

$185,000

3 bd · 2.0 ba · 1,422 sqft · SingleFamily public records · 8 Days on market

Built 1987 7,841 sqft lot Est $216k · 14% under $17/mo HOA · 1% of rent

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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 +22.3/30.0
• ARV discount +14.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stop your scrolling and take a look at this Great Home, located in the Dogwood Park Subdivision, in Haughton! This home offers 3 bedrooms and 2 bathrooms and 1,500 square feet. Cathedral ceiling in the living room and tray ceiling in the primary bedroom, gives it that extra pop! Fully fenced in backyard with no neighbors behind you, the backyard feels very private. Beautiful Luxury Vinyl Plank (LVP) flooring throughout most of the home, and ceramic flooring in the bathrooms. This house has a great floorplan that makes it feel larger than it is. It offers a utility room, and a mud room, that can be used for many things! 2 car attached garage. Great curb appeal with a beautiful yard and attra

Key facts

• Ceramic flooring
• Utility room
• Private backyard

Tags

• FULLY FENCED BACKYARD
• PRIVATE BACKYARD
• LUXURY VINYL PLANK FLOORING
• CERAMIC FLOORING
• UTILITY ROOM
• MUD ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.3% vs local median 5.5% in Red Chute — 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 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: 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: 333 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $185,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.00% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $216,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9021 Hollow Bluff Dr	0.00mi	3/2.0	1,500 (+6%)	1mo	$185,000	$123	90
2623 Southcrest Dr	0.26mi	3/2.0	1,394 (-2%)	3mo	$210,000	$151	82
545 Fox Cv	0.52mi	3/2.0	1,423 (+0%)	0mo	$238,000	$167	76
8503 Hollow Bluff Dr	0.47mi	3/2.0	1,427 (+0%)	5mo	$209,900	$147	74
3207 Pine Haven Ln	0.60mi	3/2.0	1,442 (+1%)	0mo	$219,000	$152	69
8204 Heatherbrook Cir	0.64mi	3/2.0	1,422 (0%)	2mo	$204,999	$144	68
3112 Heatherbrook Dr	0.65mi	3/2.0	1,413 (-1%)	4mo	$215,000	$152	65
134 Satinwood Cir	0.32mi	3/2.0	1,585 (+12%)	3mo	$249,900	$158	64
3709 Shadow Bend Dr	0.66mi	3/2.0	1,490 (+5%)	2mo	$220,000	$148	60
3514 Shadow Wood Dr	0.53mi	3/2.0	1,550 (+9%)	6mo	$220,000	$142	55
316 Peachwood Cir	0.61mi	3/2.0	1,564 (+10%)	4mo	$269,000	$172	52
806 Applewood Trl	0.70mi	3/2.0	1,577 (+11%)	0mo	$270,000	$171	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-10,599
• Equity at exit: $27,584

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $15,599
• Equity at exit: $15,995

Cash invested: $51,800 (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: 333
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$77
• HOA: −$17
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $305

Break-even live

Break-even rent $1,468

Max offer price $185,000

Occupancy floor 79%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8509 Woodhill Ln Haughton, LA	3.0	2.0	1451	$1,650	$1.14	43d	1	0.44mi
2523 Brookhaven Dr Bossier City, LA	3.0	2.0	1800	$1,950	$1.08	21d	1	1.35mi
6021 Whitney Dr Bossier City, LA	4.0	2.0	1780	$2,100	$1.18	43d	1	1.43mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 9 events

1. 2026-04-16
   status Pending
2. 2026-04-08
   listed $185,000 Active
3. 2018-04-23
   soldstatus $167,500
4. 2016-05-31
   soldstatus $155,000
5. 2004-07-15
   soldstatus $131,500
6. 2003-03-26
   soldstatus $121,000
7. 2000-03-28
   soldstatus $98,500
8. 1997-10-27
   soldstatus $91,000
9. 1994-08-04
   soldstatus $83,500

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $1,144 · $95/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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: $22,246
• − Mortgage interest: −$10,363
• − Property taxes: −$1,144
• − Insurance: −$925
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − HOA: −$204
• − Depreciation: −$5,382
• Taxable income: $669
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $3,499/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

+121.6% since first listed

9 events — show timeline

• 2026-04-16 Pending — NTREIS
• 2026-04-08 Listed $185,000 NTREIS
• 2018-04-23 Sold (Public Records) $167,500 Public Records
• 2016-05-31 Sold (Public Records) $155,000 Public Records
• 2004-07-15 Sold (Public Records) $131,500 Public Records
• 2003-03-26 Sold (Public Records) $121,000 Public Records
• 2000-03-28 Sold (Public Records) $98,500 Public Records
• 1997-10-27 Sold (Public Records) $91,000 Public Records
• 1994-08-04 Sold (Public Records) $83,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,144 · +0.4% YoY. Source: county tax records.