1913 Christine Ave · Bossier City, LA 71112

$188,500

3 bd · 1.5 ba · 1,421 sqft · SingleFamily public records · 17 Days on market

Built 1965 8,059 sqft lot $133/sqft · at area comps Est $196k · at est.

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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).

• Cash flow +12.4/30.0
• ARV discount +9.3/15.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE property in Shady Grove neighborhood. Totally remodeled 3 bed 1.5 bath with open living-dining area and right off of eat in kitchen could be a breakfast area or a second living area. Designer finishes throughout. Kitchen has quartz countertops, stainless appliances, and an eat in area with so much work space. Custom pantry. Laundry room is huge with so much overflow space. Luxury Vinyl plank in entire house. Quartzite in main bath with designer shower finishes. Large back yard with shed. New roof. This is the perfect house for you. Realtor is related to seller

Key facts

• Remodeled
• Custom pantry
• Eat-in kitchen

Tags

• REMODELED
• OPEN LIVING AND DINING AREA
• EAT-IN KITCHEN
• CUSTOM PANTRY
• SPACIOUS LAUNDRY ROOM
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• Other: Property treated as clear for loan purposes; Special taxing entities: none
• HOA & community: No association

Exterior

• Parking: Attached covered carport (1 covered/carport space)
• Security: Burglar alarm; Prewired for security; Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Electricity connected; Natural gas available; Individual gas meter
• Home design: Single-family residence; Residential property; One story; Not attached; No accessory unit; Subdivision: Shady Grove Sub
• Construction: Built in 1965 (preowned); Brick, concrete, and stucco exterior; Slab foundation; Composition/shingle roof
• Exterior features: Full chain link fenced backyard; Yard landscaped and level; Cleared lot; Easement for utilities

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Open floorplan; Eat-in kitchen; Granite counters; High speed internet available; 6 total rooms; 1 living area; 1 dining area; One-level home

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-30 ($-362/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (20.7% below list).
• Recommended offer: $149k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Bossier City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Bossier Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 222 students, 93% FRL) — zoned schools average 93% FRL vs 41% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 44% district-wide (-31 pts) — the specific schools serving this property underperform the Bossier Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 148 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 17 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $149,479 (20.7% 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. Built in 1965 — 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. 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: 0.79% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $196,154
• List price: $188,500
• Delta: -3.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1813 Bayou Cir	0.17mi	3/2.0	1,471 (+4%)	0mo	$162,000	$110	84
1819 Mars Dr	0.46mi	3/1.5	1,376 (-3%)	1mo	$179,500	$130	73
2115 Normand Ave	0.37mi	3/2.0	1,380 (-3%)	4mo	$179,900	$130	72
1615 Success St	0.45mi	3/1.5	1,350 (-5%)	5mo	$189,000	$140	66
1711 Alison Ave	0.32mi	3/1.5	1,296 (-9%)	6mo	$170,000	$131	65
1908 Alison Ave	0.42mi	4/2.0 (+1)	1,339 (-6%)	1mo	$174,900	$131	63
3521 Lanell Dr	0.62mi	3/2.0	1,403 (-1%)	7mo	$180,000	$128	61
4214 Paul St	0.39mi	3/1.0	1,257 (-12%)	1mo	$169,900	$135	60
4218 Logan St	0.44mi	4/2.0 (+1)	1,352 (-5%)	6mo	$149,900	$111	59
1913 Venus Cir	0.50mi	3/2.0	1,552 (+9%)	3mo	$199,000	$128	57
3511 Ponderosa Dr	0.63mi	3/2.0	1,239 (-13%)	1mo	$179,900	$145	46
1609 Maria St	0.67mi	3/1.5	1,239 (-13%)	4mo	$173,500	$140	44

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 · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-31,592
• Equity at exit: $28,106

10-year hold

• IRR: -7.7%
• Equity multiple: 0.50×
• Total profit: $-26,349
• Equity at exit: $16,298

Cash invested: $52,780 (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 71112

• Rents YoY: 3.6%
• Active inventory: 148
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$989
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-30

Break-even live

Break-even rent $1,533

Max offer price $183,173

Occupancy floor 97%

Sensitivity live

Price	-10% $77	-5% $23	+0% $-30	+5% $-84	+10% $-137
Rent	-10% $-148	-5% $-89	+0% $-30	+5% $29	+10% $88
Rate	-1.0pp $65	-0.5pp $18	base $-30	+0.5pp $-79	+1.0pp $-129

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: $47,125
• Closing costs: $5,655
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4223 Elaine St Bossier City, LA	3.0	1.0	1030	$1,475	$1.43	45d	1	0.38mi
1711 San Saba St Bossier City, LA	3.0	1.5	1119	$1,250	$1.12	22d	1	0.48mi
3979 Stuart Ave Bossier City, LA	3.0	1.5	1135	$1,300	$1.15	15d	1	0.55mi
1401 Gardenia St Bossier City, LA	2.0	1.0	878	$1,100	$1.25	22d	1	1.13mi
4708 Longstreet Pl Bossier City, LA	3.0	1.5	1108	$1,500	$1.35	45d	1	1.19mi
4720 Longstreet Pl Bossier City, LA	3.0	2.0	1407	$1,500	$1.07	45d	1	1.23mi

Listing history 20 events

1. 2026-06-21
   days on market $188,500 Active 17 DOM
2. 2026-06-18
   days on market $188,500 Active 14 DOM
3. 2026-06-17
   pricedays on market $188,500 Active 13 DOM
4. 2026-06-16
   days on market $192,500 Active 12 DOM
5. 2026-06-15
   days on market $192,500 Active 11 DOM
6. 2026-06-14
   days on market $192,500 Active 9 DOM
7. 2026-06-13
   days on market $192,500 Active 8 DOM
8. 2026-06-10
   days on market $192,500 Active 6 DOM
9. 2026-06-09
   days on market $192,500 Active 5 DOM
10. 2026-06-08
    days on market $192,500 Active 4 DOM
11. 2026-06-07
    pricestatusdays on marketlisting id $192,500 Active 3 DOM
12. 2026-05-08
    historical
13. 2026-03-19
    price $189,500
14. 2025-11-08
    listed $198,500 Active
15. 2024-03-18
    soldstatus $183,700
16. 2024-03-15
    soldstatus Closed 575-char remark

    Show marketing remark (575 chars)

    CUTE property in Shady Grove neighborhood. Totally remodeled 3 bed 1.5 bath with open living-dining area and right off of eat in kitchen could be a breakfast area or a second living area. Designer finishes throughout. Kitchen has quartz countertops, stainless appliances, and an eat in area with so much work space. Custom pantry. Laundry room is huge with so much overflow space. Luxury Vinyl plank in entire house. Quartzite in main bath with designer shower finishes. Large back yard with shed. New roof. This is the perfect house for you. Realtor is related to seller

17. 2024-02-16
    status Pending 575-char remark

    Show marketing remark (575 chars)

    CUTE property in Shady Grove neighborhood. Totally remodeled 3 bed 1.5 bath with open living-dining area and right off of eat in kitchen could be a breakfast area or a second living area. Designer finishes throughout. Kitchen has quartz countertops, stainless appliances, and an eat in area with so much work space. Custom pantry. Laundry room is huge with so much overflow space. Luxury Vinyl plank in entire house. Quartzite in main bath with designer shower finishes. Large back yard with shed. New roof. This is the perfect house for you. Realtor is related to seller

18. 2024-02-04
    listed $179,999 Active 575-char remark

    Show marketing remark (575 chars)

    CUTE property in Shady Grove neighborhood. Totally remodeled 3 bed 1.5 bath with open living-dining area and right off of eat in kitchen could be a breakfast area or a second living area. Designer finishes throughout. Kitchen has quartz countertops, stainless appliances, and an eat in area with so much work space. Custom pantry. Laundry room is huge with so much overflow space. Luxury Vinyl plank in entire house. Quartzite in main bath with designer shower finishes. Large back yard with shed. New roof. This is the perfect house for you. Realtor is related to seller

19. 2023-07-27
    soldstatus $81,000
20. 2008-02-25
    soldstatus $125,000

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $1,728 · $144/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $17,937
• − Mortgage interest: −$10,559
• − Property taxes: −$1,728
• − Insurance: −$942
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$5,484
• Taxable loss: −$3,645
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $513/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): 33,587
• Household income: $61,760
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1391.0

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 0.57)
• Race & ethnicity: White 59% Black 24% Hispanic / Latino 12% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Slovak 1% Scottish 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% Tagalog/Filipino 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: ▼ -77.48%
• Current HPI: 127.9821
• Rent YoY: ▲ 3.60%
• 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

+50.8% since first listed

11 events — show timeline

• 2026-06-17 Price Changed $188,500 NTREIS
• 2026-06-02 Listed $192,500 NTREIS
• 2026-05-08 Listing Removed — NTREIS
• 2026-03-19 Price Changed $189,500 NTREIS
• 2025-11-08 Listed $198,500 NTREIS
• 2024-03-18 Sold (Public Records) $183,700 Public Records
• 2024-03-15 Sold (MLS) — NTREIS
• 2024-02-16 Pending — NTREIS
• 2024-02-04 Listed $179,999 NTREIS
• 2023-07-27 Sold (Public Records) $81,000 Public Records
• 2008-02-25 Sold (Public Records) $125,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,728 · -1.3% YoY. Source: county tax records.