3813 Pickering Pass Dr · Bossier City, LA 71111

$225,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily public records · 44 Days on market

Built 2012 5,793 sqft lot $205/sqft · at area comps Est $248k · 9% under $75/mo HOA · 4% 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 +16.4/30.0
• ARV discount +11.6/15.0
• DSCR +5.1/10.0
• Rent growth +4.1/5.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

STOP! This storybook charmer will only take one look! The lush custom landscaping will present you with the prettiest home in Redwood Legacy! The custom brick entrance welcomes you into this open floor plan complete with wood floors and granite countertops! New paint, carpet and hvac 2 and half 2 years and 2020 roof! The open living area is spacious and homey feeling and you wont want to leave! Seated bar or dining area for the kitchen with some updated appliances and washed cabinets. Custom hung barn door to separate the hall bedrooms for extra privacy. The owners suite has an upgraded custom tiled double walk shower with clear radius glass and hand held option, making getting ready

Key facts

• Updated appliances
• Open floor plan
• Custom landscaping

Tags

• CUSTOM LANDSCAPING
• CUSTOM BRICK ENTRANCE
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• UPDATED APPLIANCES
• CUSTOM HUNG BARN DOOR

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing; Possession at closing/funding
• HOA & community: Mandatory association with semi-annual fees; HOA fee covers full use of facilities; HOA management: Regency

Exterior

• Parking: Attached 2-car garage (garage faces front, garage door opener); 2 covered parking spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One level; Accessible kitchen
• Construction: Built in 2012; Brick and vinyl siding exterior; Other exterior materials; Asphalt roof; Slab foundation
• Exterior features: Covered porch and covered courtyard; Covered patio; Storage; Full wood fencing; Less than 1/2 acre lot; Subdivision: Legacy Redwood Place; Community amenities: pool, community pool, lake, park, playground, greenbelt, jogging/bike path, sidewalks, fishing

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating
• Interior features: Open floorplan; Eat-in kitchen; Granite counters; Pantry; Walk-in closet(s); Decorative lighting and chandelier; Flat screen wiring; High-speed internet available; Window coverings
• Laundry & utility: Utility room with full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $128 ($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 $201k (10.6% below list).
• Recommended offer: $201k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $7k 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 44 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $166k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,128 (10.6% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (median comp): $247,836
• List price: $225,000
• Delta: -9.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3813 Pickering Pass Dr	0.00mi	3/2.0	1,160 (+6%)	0mo	$225,000	$194	91
4035 False River Dr	0.13mi	3/2.0	1,129 (+3%)	5mo	$219,900	$195	85
3933 White Lake Dr	0.10mi	3/2.0	1,123 (+2%)	10mo	$217,305	$194	83
4017 False Riv	0.11mi	3/2.0	1,130 (+3%)	14mo	$226,900	$201	78
4194 Grassy Lake Dr	0.26mi	3/2.0	1,180 (+7%)	11mo	$224,000	$190	67
3316 Cane Break	0.26mi	3/2.0	1,258 (+14%)	0mo	$235,000	$187	64

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: -8.7%
• Equity multiple: 0.67×
• Total profit: $-20,858
• Equity at exit: $33,548

10-year hold

• IRR: 4.7%
• Equity multiple: 1.40×
• Total profit: $25,190
• Equity at exit: $19,454

Cash invested: $63,000 (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 71111

• Home prices YoY: -34.8%
• Rents YoY: 6.6%
• Active inventory: 421
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,011 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$94
• HOA: −$75
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $128

Break-even live

Break-even rent $1,849

Max offer price $225,000

Occupancy floor 89%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3461 Grand Cane Ln Bossier City, LA	3.0	2.0	1297	$2,100	$1.62	13d	1	0.16mi
3283 Grand Lake Dr Bossier City, LA	3.0	2.0	1302	$1,950	$1.50	20d	1	0.17mi
90 Kingston Xing Bossier City, LA	1.0–3.0	1.0–2.0	1150	$2,015	$1.75	13d	14	0.70mi
3055 Vanceville Rd Bossier City, LA	2.0–3.0	2.0	1112	$1,995	$1.79	13d	6	0.99mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: landscaping

Listing history 12 events

1. 2026-06-13
   status $225,000 Pending 44 DOM
2. 2026-06-10
   days on market $225,000 Active Contingent 44 DOM
3. 2026-06-09
   days on market $225,000 Active Contingent 43 DOM
4. 2026-06-08
   days on market $225,000 Active Contingent 42 DOM
5. 2026-06-07
   days on market $225,000 Active Contingent 41 DOM
6. 2026-06-02
   days on market $225,000 Active Contingent 36 DOM
7. 2026-06-01
   days on market $225,000 Active Contingent 35 DOM
8. 2026-05-31
   days on market $225,000 Active Contingent 34 DOM
9. 2026-05-30
   days on market $225,000 Active Contingent 33 DOM
10. 2026-05-08
    historical Active Contingent 1011-char remark
11. 2026-04-27
    listed $225,000 Active 1011-char remark
12. 2016-11-16
    soldstatus $166,500

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $1,344 · $112/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 8/10 Severe 7 d/yr ≥110°F today · 23 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: $24,135
• − Mortgage interest: −$12,603
• − Property taxes: −$1,344
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$900
• − Depreciation: −$6,545
• Taxable loss: −$2,244
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $2,078/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

+35.1% since first listed

5 events — show timeline

• 2026-06-16 Sold (MLS) — NTREIS
• 2026-06-10 Pending — NTREIS
• 2026-05-08 Contingent — NTREIS
• 2026-04-27 Listed $225,000 NTREIS
• 2016-11-16 Sold (Public Records) $166,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,344 · -1.0% YoY. Source: county tax records.