310 Murray Ln · Eastwood, LA 71037

$238,500

3 bd · 2.0 ba · 1,902 sqft · SingleFamily public records · 38 Days on market

Built 1966 0.42 ac lot $125/sqft · 7% below area Est $228k · 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 +17.2/30.0
• ARV discount +5.5/15.0
• DSCR +5.4/10.0
• Schools +3.8/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3 bedroom, 2 bath brick home situated on a . 4157-acre corner lot in a quiet rural subdivision. This spacious property features a newly added laundry room, granite countertops, and a new 16+ SEER HVAC system for efficient year-round comfort. Outside, enjoy a 24×40×12 shop with a roll-up door, perfect for projects, storage, or equipment, along with a separate storage building for even more space. The backyard offers a refreshing above-ground pool, making it ideal for relaxing or entertaining. With modern updates, great outdoor amenities, and a generous lot, this home delivers comfort, convenience, and room to spread out.

Key facts

• Laundry room
• 16 seer hvac system
• Granite countertops

Tags

• LAUNDRY ROOM
• GRANITE COUNTERTOPS
• 16 SEER HVAC SYSTEM
• SHOP WITH ROLL-UP DOOR
• SEPARATE STORAGE BUILDING
• ABOVE-GROUND POOL

Property features AI

Finance

• Other: Property is not attached to another dwelling; Will not subdivide; Municipal Utility District: No
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; Carport with 2 covered spaces; Driveway
• Utilities: City water; City sewer; Asphalt access (street); HVAC energy efficiency features
• Home design: Single-family residence; Residential property; Built in 1966; One story; Slab foundation; Brick construction; Asphalt roof
• Construction: Brick construction; Slab foundation; Asphalt roof; Year built 1966
• Exterior features: Covered porch; Covered patio/porch; Above-ground pool; Chain-link fencing; Workshop with electric; Corner lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range; Microwave; Granite counters
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Cable TV available; Eat-in kitchen; Granite counters; One-level floorplan; Wood-burning fireplace (1)
• Laundry & utility: Utility room for laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (15.9% below list).
• Recommended offer: $201k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.4% in Eastwood — 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 61/100 on livability (#241 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A, crime A-, housing A-; Watch: employment D, 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).
• This rent runs 31% of the median local income ($79k/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 $7k 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 38 days — a 3% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $180k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $200,635 (15.9% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.84% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

• ARV (median comp): $228,334
• List price: $238,500
• Delta: 4.45%
• 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
109 Flagg Dr	0.18mi	4/2.0 (+1)	1,836 (-4%)	2mo	$175,000	$95	80
117 Martha Dr	0.28mi	4/2.0 (+1)	1,842 (-3%)	4mo	$260,000	$141	73
305 Murray	0.07mi	3/2.0	1,682 (-12%)	14mo	$220,000	$131	66
2086 Highpoint Pl	0.29mi	4/2.0 (+1)	1,988 (+4%)	10mo	$367,900	$185	65
3034 Sagefield Ln	0.37mi	4/3.0 (+1)	1,976 (+4%)	3mo	$345,000	$175	65
105 Crawford Rd	0.50mi	3/2.0	1,909 (+0%)	16mo	$381,800	$200	63
703 Chandler Rd	0.51mi	3/2.0	1,976 (+4%)	11mo	$405,080	$205	60
705 Chandler Rd	0.53mi	3/2.0	1,995 (+5%)	11mo	$408,975	$205	58
115 Crawford	0.50mi	3/2.0	1,999 (+5%)	16mo	$399,900	$200	55
126 Platt Dr	0.72mi	3/2.0	1,728 (-9%)	1mo	$165,000	$95	50
114 Eastwood Dr	0.35mi	4/2.0 (+1)	2,170 (+14%)	8mo	$240,000	$111	49
2843 Sunrise Pt	0.37mi	4/3.5 (+1)	2,156 (+13%)	8mo	$384,900	$179	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-27,917
• Equity at exit: $35,561

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-10,808
• Equity at exit: $20,621

Cash invested: $66,780 (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 71037

• Home prices YoY: -27.8%
• Active inventory: 335
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,006 medium
• Mortgage (P&I): −$1,251
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $170

Break-even live

Break-even rent $1,791

Max offer price $238,500

Occupancy floor 87%

Sensitivity live

Price	-10% $305	-5% $238	+0% $170	+5% $103	+10% $35
Rent	-10% $12	-5% $91	+0% $170	+5% $249	+10% $329
Rate	-1.0pp $290	-0.5pp $231	base $170	+0.5pp $108	+1.0pp $46

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: $59,625
• Closing costs: $7,155
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2067 Highpoint Pl Haughton, LA	4.0	2.0	1918	$2,400	$1.25	15d	1	0.49mi

Listing history 4 events

1. 2026-05-31
   status $238,500 Pending 38 DOM
2. 2026-05-30
   days on market $238,500 Active 38 DOM
3. 2026-04-22
   listed $238,500 Active 658-char remark
4. 2019-07-01
   soldstatus $180,000

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$536/yr (+$45/mo · 69.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $24,076
• − Mortgage interest: −$13,360
• − Property taxes: −$776
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$6,938
• Taxable loss: −$2,042
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $2,533/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 — Eastwood

• Score: 61/100
• State rank: #241
• US rank: #18386

Category grades

Amenities F Commute F Cost of living A Crime A- Employment D Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastwood, LA
• County: Bossier Parish · 98,704 people
• 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

+32.5% since first listed

3 events — show timeline

• 2026-05-31 Pending — NTREIS
• 2026-04-22 Listed $238,500 NTREIS
• 2019-07-01 Sold (Public Records) $180,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $776 · +0.4% YoY. Source: county tax records.