317 Kelly St · Bossier City, LA 71111

$72,000

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 104 Days on market

Built 1947 1,089 sqft lot $56/sqft · at area comps Est $74k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom home situated on a desirable corner lot in Bossier City. This property has been recently remodeled by the current investor, offering updated finishes and a refreshed interior that makes it move-in ready for a new owner or tenant. The home features a functional layout with generous living space and strong rental potential, making it an attractive addition to any investment portfolio. Priced at just $72,000. This property is being offered as part of a larger investment package that includes two additional properties. All three MLS Numbers for this package are 21201955, 21201957, and 21201960. The full portfolio is available for $370,000 and consists of a total of seven rental doors, bringing in nearly $4,500 each month providing immediate scale for investors looking to expand or enter the market with multiple income-producing assets.

Key facts

• Recently remodeled
• Updated finishes
• Refreshed interior

Tags

• CORNER LOT
• RECENTLY REMODELED
• UPDATED FINISHES
• REFRESHED INTERIOR
• FUNCTIONAL LAYOUT
• GENEROUS LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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.
• Zoned schools: Bossier Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 222 students, 93% FRL); Greenacres Middle School (math 24% / reading 33%, grade F, #119 of 218 statewide, top 57%, 611 students, 75% FRL); Airline High School (math 49% / reading 56%, grade C-, #30 of 265 statewide, top 12%, 2,021 students, 56% FRL) — zoned schools average 75% FRL vs 41% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 44% district-wide (-12 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); 426 active listings in the ZIP; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 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 + 6.6% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,520 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1947 — 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: 1.93% ✓
• Cap rate: 17.13%
• Cash-on-cash: 38.70%
• DSCR: 2.72
• GRM: 4.3

CMA / ARV

• ARV (median comp): $74,175
• List price: $72,000
• Delta: -2.93%
• 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
642 Joannes St	0.33mi	3/1.0	1,232 (-3%)	20mo	$90,000	$73	62
204 Montgomery St	0.12mi	4/1.0 (+1)	1,172 (-8%)	19mo	$49,900	$43	60
329 Berry St	0.17mi	3/1.5	1,154 (-10%)	21mo	$50,000	$43	56
321 Wyche St	0.25mi	2/1.0 (-1)	1,128 (-12%)	16mo	$85,955	$76	50
518 Thompson St	0.24mi	4/2.0 (+1)	1,456 (+14%)	11mo	$102,900	$71	47
423 Adair St	0.33mi	4/1.5 (+1)	1,400 (+10%)	21mo	$39,000	$28	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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 2.73×
• Total profit: $34,904
• Equity at exit: $10,735

10-year hold

• IRR: 46.8%
• Equity multiple: 6.28×
• Total profit: $106,495
• Equity at exit: $6,225

Cash invested: $20,160 (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: 426
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$378
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $650

Break-even live

Break-even rent $569

Max offer price $72,000

Occupancy floor 48%

Sensitivity live

Price	-10% $691	-5% $671	+0% $650	+5% $630	+10% $609
Rent	-10% $540	-5% $595	+0% $650	+5% $705	+10% $760
Rate	-1.0pp $686	-0.5pp $669	base $650	+0.5pp $632	+1.0pp $613

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Montgomery St Bossier City, LA	3.0	1.0	1152	$1,000	$0.87	15d	1	0.12mi
301 Edwards St Bossier City, LA	2.0	1.0	900	$1,175	$1.31	22d	1	0.20mi
1735 Green St Bossier City, LA	4.0	2.0	1488	$1,775	$1.19	45d	1	0.67mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	22d	1	1.13mi
2400 Broadway Dr Bossier City, LA	3.0	1.0	1295	$1,450	$1.12	15d	1	1.23mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	22d	7	1.26mi
1518 Viosca St Bossier City, LA	3.0	2.0	1434	$1,200	$0.84	22d	1	1.39mi
1005 Clarence St Bossier City, LA	3.0	2.0	1203	$1,300	$1.08	45d	1	1.40mi
624 Texas St Shreveport, LA	2.0	1.5	953	$2,358	$2.47	15d	2	1.40mi
1525 Debra St Bossier City, LA	3.0	1.0	1033	$975	$0.94	22d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $72,000 Active 104 DOM
2. 2026-06-18
   days on market $72,000 Active 101 DOM
3. 2026-06-17
   days on market $72,000 Active 100 DOM
4. 2026-06-16
   days on market $72,000 Active 99 DOM
5. 2026-06-15
   days on market $72,000 Active 98 DOM
6. 2026-06-14
   days on market $72,000 Active 96 DOM
7. 2026-06-13
   days on market $72,000 Active 95 DOM
8. 2026-06-10
   days on market $72,000 Active 93 DOM
9. 2026-06-09
   days on market $72,000 Active 92 DOM
10. 2026-06-08
    days on market $72,000 Active 91 DOM
11. 2026-06-07
    days on market $72,000 Active 90 DOM
12. 2026-06-02
    days on market $72,000 Active 85 DOM
13. 2026-06-01
    days on market $72,000 Active 84 DOM
14. 2026-05-31
    days on market $72,000 Active 83 DOM
15. 2026-05-30
    days on market $72,000 Active 82 DOM
16. 2026-05-19
    price $72,000 869-char remark

    Show marketing remark (869 chars)

    Spacious 3-bedroom home situated on a desirable corner lot in Bossier City. This property has been recently remodeled by the current investor, offering updated finishes and a refreshed interior that makes it move-in ready for a new owner or tenant. The home features a functional layout with generous living space and strong rental potential, making it an attractive addition to any investment portfolio. Priced at just $72,000. This property is being offered as part of a larger investment package that includes two additional properties. All three MLS Numbers for this package are 21201955, 21201957, and 21201960. The full portfolio is available for $370,000 and consists of a total of seven rental doors, bringing in nearly $4,500 each month providing immediate scale for investors looking to expand or enter the market with multiple income-producing assets.

17. 2026-04-10
    historical $900
18. 2026-03-08
    listed $77,000 Active 869-char remark

    Show marketing remark (869 chars)

    Spacious 3-bedroom home situated on a desirable corner lot in Bossier City. This property has been recently remodeled by the current investor, offering updated finishes and a refreshed interior that makes it move-in ready for a new owner or tenant. The home features a functional layout with generous living space and strong rental potential, making it an attractive addition to any investment portfolio. Priced at just $72,000. This property is being offered as part of a larger investment package that includes two additional properties. All three MLS Numbers for this package are 21201955, 21201957, and 21201960. The full portfolio is available for $370,000 and consists of a total of seven rental doors, bringing in nearly $4,500 each month providing immediate scale for investors looking to expand or enter the market with multiple income-producing assets.

19. 2026-02-17
    price $900
20. 2026-01-19
    price $950
21. 2025-11-26
    price $975
22. 2025-11-13
    listed $1,000
23. 2023-10-27
    historical $1,100
24. 2023-10-08
    listed $1,100

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,708
• − Mortgage interest: −$4,033
• − Property taxes: −$506
• − Insurance: −$360
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$2,095
• Taxable income: $7,041
• Est. tax owed @ 24.0%: −$1,690
• After-tax cash flow: $6,113/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): 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

+6445.5% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $72,000 NTREIS
• 2026-04-10 Rental Removed $900 NTREIS
• 2026-03-08 Listed $77,000 NTREIS
• 2026-02-17 Price Changed $900 NTREIS
• 2026-01-19 Price Changed $950 NTREIS
• 2025-11-26 Price Changed $975 NTREIS
• 2025-11-13 Listed for Rent $1,000 NTREIS
• 2023-10-27 Rental Removed $1,100 APPFOLIO
• 2023-10-08 Listed for Rent $1,100 APPFOLIO

Property tax history

+0.2%/yr

Latest (2025): $506 · -1.3% YoY. Source: county tax records.