101 W Jefferson Ave · Haughton, LA 71037

$200,000

2 bd · 1.5 ba · 1,450 sqft · SingleFamily public records · 587 Days on market

Built 2000 1.00 ac lot $138/sqft · 14% below area Est $234k · 15% under ↓ 11% since listing

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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 +16.5/30.0
• ARV discount +14.1/15.0
• DSCR +5.1/10.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Home with Prime Haughton Location Welcome to 101 W Jefferson Ave., a beautifully maintained 2-bedroom, 1.5-bathroom home on a spacious 1-acre lot. With 1,459 square feet, this residence offers an open-concept layout perfect for modern living. Enjoy cozy evenings by the fireplace in the main living area, which seamlessly flows into the kitchen and dining space, making it ideal for both relaxing and entertaining. The expansive lot provides plenty of outdoor space for gardening, recreation, or future expansion. Located near Haughton schools, the library, and essential services like the fire and police departments, this home is a rare find, blending comfort with convenience. Don?t miss this opportunity to own a delightful piece of Haughton in a prime location!

Key facts

• Cozy fireplace
• Open-concept layout
• 1 acre lot

Tags

• OPEN-CONCEPT LAYOUT
• COZY FIREPLACE
• EXPANSIVE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $174k (13.2% below list).
• Recommended offer: $174k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.4% in Haughton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#105 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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: 333 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• It's been on market 587 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,565 (13.2% below list)

Questions for the listing agent

1. It's been on market 587 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.87% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $234,473
• List price: $200,000
• Delta: -14.70%
• 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
141 W Mckinley Ave	0.22mi	3/2.0 (+1)	1,453 (+0%)	1mo	$219,000	$151	82
303 Babineaux Ln	0.59mi	3/2.0 (+1)	1,451 (+0%)	2mo	$245,790	$169	64
422 Zinfandel Pl	0.51mi	3/2.0 (+1)	1,423 (-2%)	7mo	$233,370	$164	60
621 Alex Way	0.56mi	3/2.0 (+1)	1,492 (+3%)	4mo	$230,100	$154	58
223 W Mckinley Ave	0.37mi	3/2.0 (+1)	1,560 (+8%)	6mo	$179,000	$115	58
185 Berkshire Pl	0.58mi	3/2.0 (+1)	1,522 (+5%)	1mo	$251,683	$165	57
428 Shady Wood Ln	0.73mi	3/2.0 (+1)	1,475 (+2%)	1mo	$219,900	$149	56
506 Amberwood Dr	0.57mi	3/2.0 (+1)	1,402 (-3%)	6mo	$209,000	$149	56
247 Berkshire Pl	0.52mi	3/2.0 (+1)	1,538 (+6%)	4mo	$255,000	$166	55
607 Girard Ct	0.62mi	3/2.0 (+1)	1,538 (+6%)	1mo	$261,668	$170	53
219 Berkshire Pl	0.61mi	3/2.0 (+1)	1,538 (+6%)	2mo	$246,900	$161	53
151 Vienne Trce	0.46mi	3/2.0 (+1)	1,236 (-15%)	6mo	$222,165	$180	42

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-24,962
• Equity at exit: $29,821

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-12,295
• Equity at exit: $17,292

Cash invested: $56,000 (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 71037

• Home prices YoY: -27.8%
• Active inventory: 333
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,736 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $118

Break-even live

Break-even rent $1,587

Max offer price $200,000

Occupancy floor 88%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Berkshire Pl Haughton, LA	3.0	2.0	1867	$2,200	$1.18	13d	1	0.61mi

Listing history 19 events

1. 2026-06-18
   days on market $200,000 Active 587 DOM
2. 2026-06-17
   days on market $200,000 Active 586 DOM
3. 2026-06-16
   days on market $200,000 Active 585 DOM
4. 2026-06-15
   days on market $200,000 Active 584 DOM
5. 2026-06-14
   days on market $200,000 Active 582 DOM
6. 2026-06-13
   days on market $200,000 Active 581 DOM
7. 2026-06-10
   days on market $200,000 Active 579 DOM
8. 2026-06-09
   days on market $200,000 Active 578 DOM
9. 2026-06-08
   days on market $200,000 Active 577 DOM
10. 2026-06-07
    pricedays on market $200,000 Active 576 DOM
11. 2026-06-02
    days on market $210,000 Active 571 DOM
12. 2026-06-01
    days on market $210,000 Active 570 DOM
13. 2026-05-31
    days on market $210,000 Active 569 DOM
14. 2026-05-30
    days on market $210,000 Active 568 DOM
15. 2026-04-29
    price $210,000 779-char remark

    Show marketing remark (779 chars)

    Charming Home with Prime Haughton Location Welcome to 101 W Jefferson Ave., a beautifully maintained 2-bedroom, 1.5-bathroom home on a spacious 1-acre lot. With 1,459 square feet, this residence offers an open-concept layout perfect for modern living. Enjoy cozy evenings by the fireplace in the main living area, which seamlessly flows into the kitchen and dining space, making it ideal for both relaxing and entertaining. The expansive lot provides plenty of outdoor space for gardening, recreation, or future expansion. Located near Haughton schools, the library, and essential services like the fire and police departments, this home is a rare find, blending comfort with convenience. Don?t miss this opportunity to own a delightful piece of Haughton in a prime location!

16. 2025-10-02
    price $220,000 779-char remark

    Show marketing remark (779 chars)

    Charming Home with Prime Haughton Location Welcome to 101 W Jefferson Ave., a beautifully maintained 2-bedroom, 1.5-bathroom home on a spacious 1-acre lot. With 1,459 square feet, this residence offers an open-concept layout perfect for modern living. Enjoy cozy evenings by the fireplace in the main living area, which seamlessly flows into the kitchen and dining space, making it ideal for both relaxing and entertaining. The expansive lot provides plenty of outdoor space for gardening, recreation, or future expansion. Located near Haughton schools, the library, and essential services like the fire and police departments, this home is a rare find, blending comfort with convenience. Don?t miss this opportunity to own a delightful piece of Haughton in a prime location!

17. 2025-08-07
    price $225,000 779-char remark

    Show marketing remark (779 chars)

    Charming Home with Prime Haughton Location Welcome to 101 W Jefferson Ave., a beautifully maintained 2-bedroom, 1.5-bathroom home on a spacious 1-acre lot. With 1,459 square feet, this residence offers an open-concept layout perfect for modern living. Enjoy cozy evenings by the fireplace in the main living area, which seamlessly flows into the kitchen and dining space, making it ideal for both relaxing and entertaining. The expansive lot provides plenty of outdoor space for gardening, recreation, or future expansion. Located near Haughton schools, the library, and essential services like the fire and police departments, this home is a rare find, blending comfort with convenience. Don?t miss this opportunity to own a delightful piece of Haughton in a prime location!

18. 2025-01-30
    price $230,000 779-char remark

    Show marketing remark (779 chars)

    Charming Home with Prime Haughton Location Welcome to 101 W Jefferson Ave., a beautifully maintained 2-bedroom, 1.5-bathroom home on a spacious 1-acre lot. With 1,459 square feet, this residence offers an open-concept layout perfect for modern living. Enjoy cozy evenings by the fireplace in the main living area, which seamlessly flows into the kitchen and dining space, making it ideal for both relaxing and entertaining. The expansive lot provides plenty of outdoor space for gardening, recreation, or future expansion. Located near Haughton schools, the library, and essential services like the fire and police departments, this home is a rare find, blending comfort with convenience. Don?t miss this opportunity to own a delightful piece of Haughton in a prime location!

19. 2024-11-08
    listed $235,000 Active 779-char remark

    Show marketing remark (779 chars)

    Charming Home with Prime Haughton Location Welcome to 101 W Jefferson Ave., a beautifully maintained 2-bedroom, 1.5-bathroom home on a spacious 1-acre lot. With 1,459 square feet, this residence offers an open-concept layout perfect for modern living. Enjoy cozy evenings by the fireplace in the main living area, which seamlessly flows into the kitchen and dining space, making it ideal for both relaxing and entertaining. The expansive lot provides plenty of outdoor space for gardening, recreation, or future expansion. Located near Haughton schools, the library, and essential services like the fire and police departments, this home is a rare find, blending comfort with convenience. Don?t miss this opportunity to own a delightful piece of Haughton in a prime location!

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $1,455 · $121/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: $20,828
• − Mortgage interest: −$11,203
• − Property taxes: −$1,455
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$5,818
• Taxable loss: −$1,981
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $1,888/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 — Haughton

• Score: 67/100
• State rank: #105
• US rank: #10251

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haughton, LA
• County: Bossier Parish · 98,704 people
• City population: 21,192
• 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

-10.6% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $210,000 NTREIS
• 2025-10-02 Price Changed $220,000 NTREIS
• 2025-08-07 Price Changed $225,000 NTREIS
• 2025-01-30 Price Changed $230,000 NTREIS
• 2024-11-08 Listed $235,000 NTREIS

Property tax history

+7.2%/yr

Latest (2025): $1,455 · +181.5% YoY. Source: county tax records.