521 Big Red Cir · Haughton, LA 71037

$244,500

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 78 Days on market

Built 2016 8,015 sqft lot $177/sqft · at area comps Est $247k · 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 +13.0/30.0
• ARV discount +8.0/15.0
• DSCR +3.9/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3Bedroom, 2Bath home in a quiet, single entry, Haughton neighbor. This home is full of custom touches. This home has added insulation, smart home features, security, upgraded flooring, creating a beautiful neutral colors throughout, custom shelves in kitchen dinning room, custom primary shower with two shower heads for the great spa experience, and extended back patio to name a few of the numerus upgrades found in this home. Fire pit in backyard. This home is move in ready and has tons of custom touches through out! This home is perfect! Do Not miss out ! Make an appointment today!

Key facts

• Upgraded flooring
• Custom shelves
• Security

Tags

• ADDED INSULATION
• SMART HOME FEATURES
• SECURITY
• UPGRADED FLOORING
• CUSTOM SHELVES
• CUSTOM PRIMARY SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-13 ($-156/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (19.9% below list).
• Recommended offer: $196k (19.9% 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: T.L. Rodes Elementary School (612 students, 58% 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 57% FRL vs 41% district-wide (16 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 $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 78 days — a 6% lower offer ($230k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $195,918 (19.9% 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 78 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (median comp): $247,329
• List price: $244,500
• Delta: -1.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Big Red Cir	0.06mi	3/2.0	1,380 (0%)	11mo	$229,500	$166	88
503 Big Red Cir	0.11mi	3/2.0	1,534 (+11%)	10mo	$220,000	$143	68
141 W Mckinley Ave	0.66mi	3/2.0	1,453 (+5%)	1mo	$219,000	$151	60

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-40,498
• Equity at exit: $36,456

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-36,534
• Equity at exit: $21,140

Cash invested: $68,460 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$1,282
• Tax from tax record: −$177 /mo · $2,120/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-13

Break-even live

Break-even rent $1,976

Max offer price $242,201

Occupancy floor 96%

Sensitivity live

Price	-10% $125	-5% $56	+0% $-13	+5% $-82	+10% $-151
Rent	-10% $-168	-5% $-90	+0% $-13	+5% $64	+10% $142
Rate	-1.0pp $110	-0.5pp $49	base $-13	+0.5pp $-76	+1.0pp $-141

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: $61,125
• Closing costs: $7,335
• 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	0.98mi

Listing history 29 events

1. 2026-06-21
   days on market $244,500 Active 78 DOM
2. 2026-06-18
   days on market $244,500 Active 75 DOM
3. 2026-06-17
   days on market $244,500 Active 74 DOM
4. 2026-06-16
   days on market $244,500 Active 73 DOM
5. 2026-06-15
   days on market $244,500 Active 72 DOM
6. 2026-06-14
   days on market $244,500 Active 70 DOM
7. 2026-06-13
   days on market $244,500 Active 69 DOM
8. 2026-06-10
   pricedays on market $244,500 Active 67 DOM
9. 2026-06-09
   days on market $248,400 Active 66 DOM
10. 2026-06-08
    days on market $248,400 Active 65 DOM
11. 2026-06-07
    days on market $248,400 Active 64 DOM
12. 2026-06-02
    days on market $248,400 Active 59 DOM
13. 2026-06-01
    days on market $248,400 Active 58 DOM
14. 2026-05-31
    days on market $248,400 Active 57 DOM
15. 2026-05-30
    days on market $248,400 Active 56 DOM
16. 2026-04-04
    listed $249,900 Active 598-char remark

    Show marketing remark (598 chars)

    Beautiful 3Bedroom, 2Bath home in a quiet, single entry, Haughton neighbor. This home is full of custom touches. This home has added insulation, smart home features, security, upgraded flooring, creating a beautiful neutral colors throughout, custom shelves in kitchen dinning room, custom primary shower with two shower heads for the great spa experience, and extended back patio to name a few of the numerus upgrades found in this home. Fire pit in backyard. This home is move in ready and has tons of custom touches through out! This home is perfect! Do Not miss out ! Make an appointment today!

17. 2024-11-26
    soldstatus Closed 576-char remark

    Show marketing remark (576 chars)

    Beautiful 3Bedroom, 2Bath home in a quiet, single entry, Haughton neighbor. This home is full of custom touches. Owners have excellently maintained this property and added insulation, smart home features, security, upgraded flooring, creating a beautiful neutral colors throughout, custom shelves in kitchen dinning room and extending back patio to name a few of the numerus upgrades found in this home. Above ground pool in back yard to remain without warranty. Refrigerator, washer and dryer to remain without warranty. Don't wait! Take a look at this home before its gone.

18. 2024-11-26
    soldstatus $241,000

    Show marketing remark (576 chars)

    Beautiful 3Bedroom, 2Bath home in a quiet, single entry, Haughton neighbor. This home is full of custom touches. Owners have excellently maintained this property and added insulation, smart home features, security, upgraded flooring, creating a beautiful neutral colors throughout, custom shelves in kitchen dinning room and extending back patio to name a few of the numerus upgrades found in this home. Above ground pool in back yard to remain without warranty. Refrigerator, washer and dryer to remain without warranty. Don't wait! Take a look at this home before its gone.

19. 2024-10-29
    historical Active Contingent 576-char remark

    Show marketing remark (576 chars)

    Beautiful 3Bedroom, 2Bath home in a quiet, single entry, Haughton neighbor. This home is full of custom touches. Owners have excellently maintained this property and added insulation, smart home features, security, upgraded flooring, creating a beautiful neutral colors throughout, custom shelves in kitchen dinning room and extending back patio to name a few of the numerus upgrades found in this home. Above ground pool in back yard to remain without warranty. Refrigerator, washer and dryer to remain without warranty. Don't wait! Take a look at this home before its gone.

20. 2024-09-08
    price $241,000 576-char remark

    Show marketing remark (576 chars)

    Beautiful 3Bedroom, 2Bath home in a quiet, single entry, Haughton neighbor. This home is full of custom touches. Owners have excellently maintained this property and added insulation, smart home features, security, upgraded flooring, creating a beautiful neutral colors throughout, custom shelves in kitchen dinning room and extending back patio to name a few of the numerus upgrades found in this home. Above ground pool in back yard to remain without warranty. Refrigerator, washer and dryer to remain without warranty. Don't wait! Take a look at this home before its gone.

21. 2024-08-28
    listed $243,500 Active 576-char remark

    Show marketing remark (576 chars)

    Beautiful 3Bedroom, 2Bath home in a quiet, single entry, Haughton neighbor. This home is full of custom touches. Owners have excellently maintained this property and added insulation, smart home features, security, upgraded flooring, creating a beautiful neutral colors throughout, custom shelves in kitchen dinning room and extending back patio to name a few of the numerus upgrades found in this home. Above ground pool in back yard to remain without warranty. Refrigerator, washer and dryer to remain without warranty. Don't wait! Take a look at this home before its gone.

22. 2024-05-17
    historical
23. 2024-05-13
    listed $249,900
24. 2022-09-28
    soldstatus $220,000
25. 2022-09-26
    soldstatus Closed
26. 2022-08-23
    status Pending
27. 2022-08-14
    historical Active Contingent
28. 2022-08-13
    listed $220,000 Active
29. 2020-09-08
    soldstatus $184,500

ⓘ 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: $2,120 · $177/mo
• Projected year-2 tax: $2,120 · $177/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 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,510
• − Mortgage interest: −$13,696
• − Property taxes: −$2,120
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$7,113
• Taxable loss: −$4,403
• Est. tax savings @ 24.0%: +$1,057
• After-tax cash flow: $901/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

+35.4% since first listed

14 events — show timeline

• 2026-04-04 Listed $249,900 NTREIS
• 2024-11-26 Sold (Public Records) $241,000 Public Records
• 2024-11-26 Sold (MLS) — NTREIS
• 2024-10-29 Contingent — NTREIS
• 2024-09-08 Price Changed $241,000 NTREIS
• 2024-08-28 Listed $243,500 NTREIS
• 2024-05-17 Listing Removed — NTREIS
• 2024-05-13 Listed $249,900 NTREIS
• 2022-09-28 Sold (Public Records) $220,000 Public Records
• 2022-09-26 Sold (MLS) — NTREIS
• 2022-08-23 Pending — NTREIS
• 2022-08-14 Contingent — NTREIS
• 2022-08-13 Listed $220,000 NTREIS
• 2020-09-08 Sold (Public Records) $184,500 Public Records

Property tax history

+46.3%/yr

Latest (2025): $2,120 · +62.1% YoY. Source: county tax records.