1113 Shirley Ln · Bossier City, LA 71111

$119,999

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 31 Days on market

Built 1959 7,150 sqft lot $139/sqft · 8% above area Est $111k · 8% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• ARV discount +3.7/15.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLERS!!! This beautifully updated 3-bedroom, 1-bath home is ready to impress! Featuring modern updates throughout, this property offers both comfort and functionality. In addition to the main living spaces, you'll find a versatile bonus room—perfect for a home office, playroom, or exercise room. Outside, enjoy the convenience of a workshop and two separate driveways, providing ample parking and workspace options. Whether you're entertaining or tackling projects, this home has the flexibility you need. Don’t miss your chance—this one won’t last long! Call today for more information.

Key facts

• Bonus room
• Workshop
• 7,150 sq ft lot

Tags

• BONUS ROOM
• WORKSHOP
• TWO SEPARATE DRIVEWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Market conditions: Rents rising fast (+6.6%/yr); 421 active listings in the ZIP; 8 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $120k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,399 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.16% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $110,650
• List price: $119,999
• Delta: 8.45%
• 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
1113 Shirley Ln	0.00mi	3/1.0	864 (0%)	0mo	$119,999	$139	100
1009 Norris Dr	0.35mi	3/1.0	864 (0%)	3mo	$70,000	$81	81
1215 Becky St	0.41mi	2/1.0 (-1)	841 (-3%)	2mo	$85,000	$101	70
4826 San Antone Dr	0.40mi	2/1.0 (-1)	901 (+4%)	2mo	$35,000	$39	68
1508 Teekell St	0.63mi	3/1.0	880 (+2%)	9mo	$45,000	$51	60
1013 Shirley	0.24mi	3/1.0	936 (+8%)	20mo	$67,000	$72	58

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,834
• Equity at exit: $17,892

10-year hold

• IRR: 14.9%
• Equity multiple: 2.41×
• Total profit: $47,340
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $269

Break-even live

Break-even rent $1,050

Max offer price $119,999

Occupancy floor 76%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4612 Sullivan St Bossier City, LA	3.0	1.0	864	$1,200	$1.39	21d	1	0.11mi
1206 Olwen Dr Bossier City, LA	3.0	1.0	1056	$975	$0.92	13d	1	0.17mi
1314 Lampkin St Bossier City, LA	2.0	1.0	1000	$1,000	$1.00	21d	1	0.35mi
1315 Norris Dr Bossier City, LA	3.0	1.0	1095	$1,150	$1.05	21d	1	0.46mi
1523 Lampkin Cir Bossier City, LA	3.0	1.0	1114	$1,150	$1.03	21d	1	0.60mi
5200 E Texas St Bossier City, LA	1.0–3.0	1.0–2.0	1068	$1,731	$1.62	13d	28	0.75mi
5705 E Texas St #175 Bossier City, LA	2.0	1.5	1044	$1,050	$1.01	43d	1	1.02mi
3325 E Texas St Bossier City, LA	1.0–2.0	1.0–2.0	810	$950	$1.17	21d	1	1.38mi

Listing history 6 events

1. 2026-05-07
   status Pending 631-char remark

   Show marketing remark (631 chars)

   MOTIVATED SELLERS!!! This beautifully updated 3-bedroom, 1-bath home is ready to impress! Featuring modern updates throughout, this property offers both comfort and functionality. In addition to the main living spaces, you'll find a versatile bonus room—perfect for a home office, playroom, or exercise room. Outside, enjoy the convenience of a workshop and two separate driveways, providing ample parking and workspace options. Whether you're entertaining or tackling projects, this home has the flexibility you need. Don’t miss your chance—this one won’t last long! Call today for more information.

2. 2026-05-05
   price $119,999 631-char remark

   Show marketing remark (631 chars)

   MOTIVATED SELLERS!!! This beautifully updated 3-bedroom, 1-bath home is ready to impress! Featuring modern updates throughout, this property offers both comfort and functionality. In addition to the main living spaces, you'll find a versatile bonus room—perfect for a home office, playroom, or exercise room. Outside, enjoy the convenience of a workshop and two separate driveways, providing ample parking and workspace options. Whether you're entertaining or tackling projects, this home has the flexibility you need. Don’t miss your chance—this one won’t last long! Call today for more information.

3. 2026-05-05
   price $199,999 631-char remark

   Show marketing remark (631 chars)

   MOTIVATED SELLERS!!! This beautifully updated 3-bedroom, 1-bath home is ready to impress! Featuring modern updates throughout, this property offers both comfort and functionality. In addition to the main living spaces, you'll find a versatile bonus room—perfect for a home office, playroom, or exercise room. Outside, enjoy the convenience of a workshop and two separate driveways, providing ample parking and workspace options. Whether you're entertaining or tackling projects, this home has the flexibility you need. Don’t miss your chance—this one won’t last long! Call today for more information.

4. 2026-04-21
   price $131,999 631-char remark

   Show marketing remark (631 chars)

   MOTIVATED SELLERS!!! This beautifully updated 3-bedroom, 1-bath home is ready to impress! Featuring modern updates throughout, this property offers both comfort and functionality. In addition to the main living spaces, you'll find a versatile bonus room—perfect for a home office, playroom, or exercise room. Outside, enjoy the convenience of a workshop and two separate driveways, providing ample parking and workspace options. Whether you're entertaining or tackling projects, this home has the flexibility you need. Don’t miss your chance—this one won’t last long! Call today for more information.

5. 2026-03-23
   listed $135,000 Active 631-char remark

   Show marketing remark (631 chars)

   MOTIVATED SELLERS!!! This beautifully updated 3-bedroom, 1-bath home is ready to impress! Featuring modern updates throughout, this property offers both comfort and functionality. In addition to the main living spaces, you'll find a versatile bonus room—perfect for a home office, playroom, or exercise room. Outside, enjoy the convenience of a workshop and two separate driveways, providing ample parking and workspace options. Whether you're entertaining or tackling projects, this home has the flexibility you need. Don’t miss your chance—this one won’t last long! Call today for more information.

6. 2012-03-12
   soldstatus $63,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 21 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: $16,676
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,491
• Taxable income: $1,395
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $2,888/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 — 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

+90.5% since first listed

6 events — show timeline

• 2026-05-07 Pending — NTREIS
• 2026-05-05 Price Changed $119,999 NTREIS
• 2026-05-05 Price Changed $199,999 NTREIS
• 2026-04-21 Price Changed $131,999 NTREIS
• 2026-03-23 Listed $135,000 NTREIS
• 2012-03-12 Sold (Public Records) $63,000 Public Records

Property tax history

-2.1%/yr

Latest (2023): $100 · -9.9% YoY. Source: county tax records.