107 Vienne Trce · Haughton, LA 71037

$255,000

3 bd · 2.0 ba · 1,514 sqft · Other · 42 Days on market

Built 2022 6,447 sqft lot $168/sqft · at area comps Est $260k · at est. $13/mo HOA · 1% of rent

---

Why this score? — see what drove the D- 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 +12.6/30.0
• ARV discount +8.3/15.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand NEW Home in Legacy Pointe! The Hillsborough IV B has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded ceramic tile flooring, framed bathroom mirrors, undermount sink for all vanities, cabinet package & more. Additional features: granite counters, kitchen island, stainless appliances, smart connect Wi-Fi thermostat, large walk-in closet, covered patio & much more!

Key facts

• Covered back patio
• Granite countertops
• Easy access to i-20

Tags

• OPEN CONCEPT LAYOUT
• WOOD-LOOK CERAMIC TILE
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• COVERED BACK PATIO
• EASY ACCESS TO I-20

Property features AI

Finance

• Other: Directions available: Legacy Pointe subdivision, Haughton, LA
• HOA & community: Mandatory association; Annual HOA fee (maintenance of grounds) - $150; HOA managed by Community Management

Exterior

• Parking: Attached 2-car garage; 2 covered/carport spaces
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Not attached to another property
• Construction: Built in 2022; Brick, stucco, and vinyl siding exterior; Asphalt roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch; Partial wood fencing; Less than 0.5 acre lot; Playground in community

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Granite counters; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom with ensuite bath and walk-in closet
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Decorative lighting; Eat-in kitchen; Granite counters; High-speed internet available; Kitchen island; Open floorplan; Pantry; Walk-in closet(s); Window coverings
• Laundry & utility: Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $255k.

Deal economics

• At list price, monthly cash flow is $-33 ($-390/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (23.4% below list).
• Recommended offer: $195k (23.4% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Bossier Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 222 students, 93% FRL); Haughton Middle School (math 32% / reading 47%, grade F, #66 of 218 statewide, top 30%, 1,075 students, 61% FRL); Haughton High School (math 56% / reading 52%, grade C-, #28 of 265 statewide, top 11%, 1,381 students, 53% FRL) — zoned schools average 69% FRL vs 41% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 335 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 $2k of loan paydown is wiped out by about $8k 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 42 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $195,224 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (median comp): $259,714
• List price: $255,000
• Delta: -1.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-43,479
• Equity at exit: $38,021

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-40,877
• Equity at exit: $22,048

Cash invested: $71,400 (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: 335
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,952 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$106
• HOA: −$13
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-33

Break-even live

Break-even rent $1,993

Max offer price $249,253

Occupancy floor 97%

Sensitivity live

Price	-10% $112	-5% $40	+0% $-33	+5% $-105	+10% $-177
Rent	-10% $-187	-5% $-110	+0% $-33	+5% $45	+10% $122
Rate	-1.0pp $96	-0.5pp $32	base $-33	+0.5pp $-99	+1.0pp $-166

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: $63,750
• Closing costs: $7,650
• 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	15d	1	0.09mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: internet

Listing history 23 events

1. 2026-06-21
   days on market $255,000 Active 42 DOM
2. 2026-06-18
   days on market $255,000 Active 39 DOM
3. 2026-06-17
   days on market $255,000 Active 38 DOM
4. 2026-06-16
   days on market $255,000 Active 37 DOM
5. 2026-06-15
   days on market $255,000 Active 36 DOM
6. 2026-06-14
   days on market $255,000 Active 34 DOM
7. 2026-06-13
   days on market $255,000 Active 33 DOM
8. 2026-06-10
   days on market $255,000 Active 31 DOM
9. 2026-06-09
   days on market $255,000 Active 30 DOM
10. 2026-06-08
    days on market $255,000 Active 29 DOM
11. 2026-06-07
    days on market $255,000 Active 28 DOM
12. 2026-06-02
    days on market $255,000 Active 23 DOM
13. 2026-06-01
    days on market $255,000 Active 22 DOM
14. 2026-05-31
    days on market $255,000 Active 21 DOM
15. 2026-05-30
    days on market $255,000 Active 20 DOM
16. 2026-05-10
    listed $255,000 Active 1225-char remark
17. 2026-04-13
    historical
18. 2026-02-06
    listed $255,000 Active
19. 2023-01-13
    soldstatus Closed

    Show marketing remark (418 chars)

    Brand NEW Home in Legacy Pointe! The Hillsborough IV B has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded ceramic tile flooring, framed bathroom mirrors, undermount sink for all vanities, cabinet package & more. Additional features: granite counters, kitchen island, stainless appliances, smart connect Wi-Fi thermostat, large walk-in closet, covered patio & much more!

20. 2022-11-15
    status Pending

    Show marketing remark (418 chars)

    Brand NEW Home in Legacy Pointe! The Hillsborough IV B has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded ceramic tile flooring, framed bathroom mirrors, undermount sink for all vanities, cabinet package & more. Additional features: granite counters, kitchen island, stainless appliances, smart connect Wi-Fi thermostat, large walk-in closet, covered patio & much more!

21. 2022-10-31
    status Active

    Show marketing remark (418 chars)

    Brand NEW Home in Legacy Pointe! The Hillsborough IV B has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded ceramic tile flooring, framed bathroom mirrors, undermount sink for all vanities, cabinet package & more. Additional features: granite counters, kitchen island, stainless appliances, smart connect Wi-Fi thermostat, large walk-in closet, covered patio & much more!

22. 2022-10-10
    status Pending

    Show marketing remark (418 chars)

    Brand NEW Home in Legacy Pointe! The Hillsborough IV B has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded ceramic tile flooring, framed bathroom mirrors, undermount sink for all vanities, cabinet package & more. Additional features: granite counters, kitchen island, stainless appliances, smart connect Wi-Fi thermostat, large walk-in closet, covered patio & much more!

23. 2022-09-29
    listed $233,025 Active

    Show marketing remark (418 chars)

    Brand NEW Home in Legacy Pointe! The Hillsborough IV B has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded ceramic tile flooring, framed bathroom mirrors, undermount sink for all vanities, cabinet package & more. Additional features: granite counters, kitchen island, stainless appliances, smart connect Wi-Fi thermostat, large walk-in closet, covered patio & much more!

ⓘ 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: $1,420 · $118/mo
• Projected year-2 tax: $1,420 · $118/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: $23,427
• − Mortgage interest: −$14,284
• − Property taxes: −$1,420
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$156
• − Depreciation: −$7,418
• Taxable loss: −$4,874
• Est. tax savings @ 24.0%: +$1,170
• After-tax cash flow: $779/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

+9.4% since first listed

8 events — show timeline

• 2026-05-10 Listed $255,000 NTREIS
• 2026-04-13 Listing Removed — NTREIS
• 2026-02-06 Listed $255,000 NTREIS
• 2023-01-13 Sold (MLS) — NTREIS
• 2022-11-15 Pending — NTREIS
• 2022-10-31 Relisted — NTREIS
• 2022-10-10 Pending — NTREIS
• 2022-09-29 Listed $233,025 NTREIS

Property tax history

+202.5%/yr

Latest (2025): $1,420 · -1.4% YoY. Source: county tax records.