119 Andrew Pl · Bossier City, LA 71111

$285,000

3 bd · 2.0 ba · 1,640 sqft · Land · 128 Days on market

Built 2015 4,051 sqft lot $174/sqft · 34% below area Est $432k · 34% under $58/mo HOA · 3% of rent ↓ 10% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning courtyard home featuring a wrought iron gated entry and a private, welcoming courtyard. The secluded primary suite offers a large walk-in closet and great privacy. Granite countertops shine in the kitchen, baths, and laundry room, complete with a utility sink. Stainless steel appliances, built-in spice racks, and rich wood floors elevate the space. The living room centers around a cozy gas-log fireplace. Enjoy added perks like a security system, sprinkler system, and tons of attic storage. All set in a gated community with sidewalks and a picturesque pond with a water feature.

Key facts

• Large walk-in closet
• Granite countertops
• Courtyard home

Tags

• COURTYARD HOME
• WROUGHT IRON GATED ENTRY
• PRIVATE COURTYARD
• SECLUDED PRIMARY SUITE
• LARGE WALK-IN CLOSET
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $285k.

Deal economics

• At list price, monthly cash flow is $-692 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (42.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (31.6% below list).
• Recommended offer: $163k (42.9% below list) — sets the bar for cash-flow.

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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 128 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 61% 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 $162,672 (42.9% 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 128 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.68% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 12.2

CMA / ARV

• ARV (median comp): $431,841
• List price: $285,000
• Delta: -34.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -30.5%
• Equity multiple: -0.04×
• Total profit: $-82,862
• Equity at exit: $42,494

10-year hold

• IRR: -19.3%
• Equity multiple: -0.21×
• Total profit: $-96,232
• Equity at exit: $24,642

Cash invested: $79,800 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$135 /mo · $1,618/yr
• Insurance: −$119
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$58
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-692

Break-even live

Break-even rent $2,826

Max offer price $162,672

Occupancy floor —

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4855 Airline Dr Bossier City, LA	1.0–3.0	1.0–2.0	1086	$1,785	$1.64	13d	12	0.31mi
2542 Spruce Dr Bossier City, LA	3.0	2.0	1432	$1,950	$1.36	13d	1	0.71mi
3303 Colonial Dr Bossier City, LA	3.0	2.0	1716	$2,200	$1.28	43d	1	0.85mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: watergassecurity

Listing history 18 events

1. 2026-06-18
   days on market $285,000 Active 128 DOM
2. 2026-06-17
   days on market $285,000 Active 127 DOM
3. 2026-06-16
   days on market $285,000 Active 126 DOM
4. 2026-06-15
   days on market $285,000 Active 125 DOM
5. 2026-06-14
   days on market $285,000 Active 123 DOM
6. 2026-06-13
   days on market $285,000 Active 122 DOM
7. 2026-06-10
   days on market $285,000 Active 120 DOM
8. 2026-06-09
   days on market $285,000 Active 119 DOM
9. 2026-06-08
   days on market $285,000 Active 118 DOM
10. 2026-06-07
    days on market $285,000 Active 117 DOM
11. 2026-06-02
    days on market $285,000 Active 112 DOM
12. 2026-06-01
    days on market $285,000 Active 111 DOM
13. 2026-05-31
    days on market $285,000 Active 110 DOM
14. 2026-05-30
    days on market $285,000 Active 109 DOM
15. 2026-05-15
    price $285,000 592-char remark

    Show marketing remark (592 chars)

    Stunning courtyard home featuring a wrought iron gated entry and a private, welcoming courtyard. The secluded primary suite offers a large walk-in closet and great privacy. Granite countertops shine in the kitchen, baths, and laundry room, complete with a utility sink. Stainless steel appliances, built-in spice racks, and rich wood floors elevate the space. The living room centers around a cozy gas-log fireplace. Enjoy added perks like a security system, sprinkler system, and tons of attic storage. All set in a gated community with sidewalks and a picturesque pond with a water feature.

16. 2026-04-25
    price $299,999 592-char remark

    Show marketing remark (592 chars)

    Stunning courtyard home featuring a wrought iron gated entry and a private, welcoming courtyard. The secluded primary suite offers a large walk-in closet and great privacy. Granite countertops shine in the kitchen, baths, and laundry room, complete with a utility sink. Stainless steel appliances, built-in spice racks, and rich wood floors elevate the space. The living room centers around a cozy gas-log fireplace. Enjoy added perks like a security system, sprinkler system, and tons of attic storage. All set in a gated community with sidewalks and a picturesque pond with a water feature.

17. 2026-04-01
    price $305,000 592-char remark

    Show marketing remark (592 chars)

    Stunning courtyard home featuring a wrought iron gated entry and a private, welcoming courtyard. The secluded primary suite offers a large walk-in closet and great privacy. Granite countertops shine in the kitchen, baths, and laundry room, complete with a utility sink. Stainless steel appliances, built-in spice racks, and rich wood floors elevate the space. The living room centers around a cozy gas-log fireplace. Enjoy added perks like a security system, sprinkler system, and tons of attic storage. All set in a gated community with sidewalks and a picturesque pond with a water feature.

18. 2026-02-10
    listed $315,000 Active 592-char remark

    Show marketing remark (592 chars)

    Stunning courtyard home featuring a wrought iron gated entry and a private, welcoming courtyard. The secluded primary suite offers a large walk-in closet and great privacy. Granite countertops shine in the kitchen, baths, and laundry room, complete with a utility sink. Stainless steel appliances, built-in spice racks, and rich wood floors elevate the space. The living room centers around a cozy gas-log fireplace. Enjoy added perks like a security system, sprinkler system, and tons of attic storage. All set in a gated community with sidewalks and a picturesque pond with a water feature.

ⓘ 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: $1,618 · $135/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,396
• − Mortgage interest: −$15,964
• − Property taxes: −$1,618
• − Insurance: −$6,544
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$696
• − Depreciation: −$8,291
• Taxable loss: −$13,460
• Est. tax savings @ 24.0%: +$3,230
• After-tax cash flow: $-5,079/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

• 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

-9.5% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $285,000 NTREIS
• 2026-04-25 Price Changed $299,999 NTREIS
• 2026-04-01 Price Changed $305,000 NTREIS
• 2026-02-10 Listed $315,000 NTREIS

Property tax history

-2.9%/yr

Latest (2025): $1,618 · -1.0% YoY. Source: county tax records.