2409 Broadway Dr · Bossier City, LA 71111

$109,900

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 1 Days on market

Built 1958 7,754 sqft lot Est $138k · 20% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

3bedroom1 bathroom in old green acres great first time home buyer. Airline school dist. outside storage has eletric for woodworking or storage

Key facts

• 7,754 sq ft lot
• Parking
• Built 1958

Property features AI

Finance

• Other: Subdivision: Northside Add; County: Bossier; Country: United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Carport (covered, 1 space); 1 carport space
• Utilities: Asphalt utilities; No municipal utility district
• Home design: Single family residence; Residential property; One and one-half stories; Property faces unspecified direction
• Construction: Built in 1958
• Exterior features: Front porch

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; One living area; One dining area; Room count: 2

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 11.2% 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.
• Market conditions: Rents rising fast (+6.6%/yr); 421 active listings in the ZIP; 15 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $109,900

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.29% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.62%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $137,634
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2400 Broadway Dr	0.03mi	3/1.0	1,295 (+6%)	0mo	$164,999	$127	87
2416 Broadway Dr	0.04mi	3/1.0	1,125 (-8%)	3mo	$124,800	$111	83
2420 Northside Dr	0.06mi	3/1.0	1,077 (-12%)	1mo	$110,000	$102	77
1536 James St	0.45mi	3/1.0	1,250 (+3%)	3mo	$127,386	$102	72
2406 Waverly Dr	0.42mi	3/1.5	1,258 (+3%)	0mo	$169,900	$135	72
2600 Bardot Ln	0.31mi	3/1.0	1,125 (-8%)	3mo	$124,900	$111	70
2424 Broadway Dr	0.06mi	3/2.0	1,367 (+12%)	4mo	$136,500	$100	70
1509 James St	0.51mi	3/1.0	1,284 (+5%)	2mo	$70,000	$55	66
1515 Debra St	0.44mi	4/2.0 (+1)	1,269 (+4%)	6mo	$149,999	$118	58
1105 Len St	0.68mi	3/2.0	1,300 (+7%)	4mo	$147,400	$113	50
2408 Belle Grove Dr	0.68mi	3/2.0	1,305 (+7%)	3mo	$169,900	$130	50
2526 Belmont Blvd	0.68mi	3/1.5	1,332 (+9%)	2mo	$175,000	$131	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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.53×
• Total profit: $16,208
• Equity at exit: $16,386

10-year hold

• IRR: 24.1%
• Equity multiple: 3.42×
• Total profit: $74,325
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$576
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $452

Break-even live

Break-even rent $850

Max offer price $109,900

Occupancy floor 63%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Broadway Dr Bossier City, LA	3.0	1.0	1295	$1,450	$1.12	13d	1	0.07mi
1518 Viosca St Bossier City, LA	3.0	2.0	1434	$1,200	$0.84	21d	1	0.36mi
1525 Debra St Bossier City, LA	3.0	1.0	1033	$975	$0.94	21d	1	0.40mi
1005 Clarence St Bossier City, LA	3.0	2.0	1203	$1,300	$1.08	43d	1	0.63mi
3009 Gaines St Bossier City, LA	3.0	1.0	1060	$1,200	$1.13	21d	1	0.85mi
2804 Hood Dr Bossier City, LA	3.0	1.0	1027	$1,250	$1.22	13d	1	0.88mi
2579 Airline Dr Bossier City, LA	1.0–2.0	1.0–1.5	847	$1,213	$1.43	13d	6	0.88mi
1820 E Texas St Bossier City, LA	2.0	1.0	750	$850	$1.13	43d	1	0.91mi
3200 Cottonwood St Bossier City, LA	4.0	2.0	1116	$1,075	$0.96	21d	1	0.94mi
2601 Airline Dr Bossier City, LA	1.0–2.0	1.0–2.0	746	$1,510	$2.02	13d	10	0.99mi
1735 Green St Bossier City, LA	4.0	2.0	1488	$1,775	$1.19	43d	1	1.07mi
413 Montgomery St Bossier City, LA	3.0	1.0	1152	$1,000	$0.87	13d	1	1.27mi
309 Edwards St Bossier City, LA	3.0	1.0	804	$815	$1.01	21d	1	1.41mi
301 Edwards St Bossier City, LA	2.0	1.0	900	$1,175	$1.31	21d	1	1.42mi
3325 E Texas St Bossier City, LA	1.0–2.0	1.0–2.0	810	$950	$1.17	21d	1	1.43mi

Listing history 2 events

1. 2026-06-18
   remarks 142-char remark
2. 2026-06-18
   listed $109,900 Active 1 DOM

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $604 · $50/mo
• Expected delta: +$12/yr (+$1/mo · 2.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,063
• − Mortgage interest: −$6,156
• − Property taxes: −$593
• − Insurance: −$550
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$3,197
• Taxable income: $3,837
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $4,500/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

1 event — show timeline

• 2026-06-18 Listed $109,900 NTREIS

Property tax history

+14.6%/yr

Latest (2025): $593 · -1.3% YoY. Source: county tax records.