125 State Ct · Bossier City, LA 71112

$220,000

4 bd · 3.0 ba · 1,625 sqft · SingleFamily public records · 10 Days on market

Built 1952 653 sqft lot Est $167k · 31% over

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Why this score? — see what drove the F 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 +9.9/30.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property consists of a duplex in the front, each unit has two bedrooms and one bath. There is another one bedroom, one bath apartment in the back. Great income potential.

Key facts

• Cul de sac
• Investment property
• Three units occupied

Tags

• INVESTMENT PROPERTY
• THREE UNITS OCCUPIED
• LEASE IN PLACE
• CARPORT PARKING SPACE
• WASHER AND DRYER PRESENT
• CUL DE SAC

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (32.2% below list).
• Recommended offer: $149k (32.2% below list) — sets the bar for 1% rule.

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: Waller Elementary School (math 18% / reading 19%, grade F, #467 of 646 statewide, top 73%, 464 students, 81% FRL); Rusheon Middle School (math 7% / reading 13%, grade F, #199 of 218 statewide, top 92%, 600 students, 86% FRL); Bossier High School (math 12% / reading 27%, grade F, #186 of 265 statewide, top 73%, 719 students, 85% FRL) — zoned schools average 84% FRL vs 41% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 44% district-wide (-28 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); 147 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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.
• Current owner paid $70k; list at $220k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $149,258 (32.2% 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 1952 — 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: 0.68% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $167,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1143 Gilbert Dr	0.11mi	4/2.0	1,610 (-1%)	3mo	$170,000	$106	87
1617 Margaret St	0.24mi	4/2.0	1,556 (-4%)	3mo	$174,999	$112	75
1625 Patricia Dr	0.24mi	3/1.0 (-1)	1,642 (+1%)	1mo	$169,900	$103	73
1608 Quin St	0.34mi	3/1.0 (-1)	1,601 (-2%)	2mo	$164,000	$102	68
2383 Julia St	0.40mi	3/2.0 (-1)	1,476 (-9%)	8mo	$99,900	$68	50
1331 Shamrock St	0.46mi	3/2.0 (-1)	1,524 (-6%)	12mo	$169,000	$111	49
2321 Julia St	0.38mi	3/1.0 (-1)	1,460 (-10%)	10mo	$30,000	$21	44
2916 Eugene	0.55mi	3/2.0 (-1)	1,786 (+10%)	6mo	$160,000	$90	44
1141 Schex Dr	0.25mi	3/1.0 (-1)	1,389 (-14%)	9mo	$99,900	$72	44
616 Edgar St	0.66mi	3/2.0 (-1)	1,704 (+5%)	12mo	$105,000	$62	42
401 Plaza Cir	0.71mi	3/2.0 (-1)	1,848 (+14%)	3mo	$224,900	$122	33
1502 Mark Ave	0.66mi	4/2.0	1,856 (+14%)	11mo	$209,000	$113	32

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: -20.2%
• Equity multiple: 0.29×
• Total profit: $-43,554
• Equity at exit: $32,803

10-year hold

• IRR: -12.3%
• Equity multiple: 0.26×
• Total profit: $-45,793
• Equity at exit: $19,022

Cash invested: $61,600 (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 71112

• Rents YoY: 3.6%
• Active inventory: 147
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-137

Break-even live

Break-even rent $1,666

Max offer price $195,848

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-74	+0% $-137	+5% $-199	+10% $-261
Rent	-10% $-255	-5% $-196	+0% $-137	+5% $-78	+10% $-19
Rate	-1.0pp $-26	-0.5pp $-81	base $-137	+0.5pp $-194	+1.0pp $-252

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Waller Ave Bossier City, LA	4.0	2.0	1796	$1,175	$0.65	45d	1	0.14mi
1231 Waller Ave Bossier City, LA	3.0	1.0	1500	$1,100	$0.73	45d	1	0.15mi
2248 Loreco St Bossier City, LA	3.0	2.0	1073	$1,400	$1.30	45d	1	0.18mi
1140 Schex Dr Bossier City, LA	3.0	1.0	1346	$1,500	$1.11	22d	1	0.31mi
1610 Dudley Ln Bossier City, LA	4.0	2.0	1588	$1,850	$1.16	22d	1	0.39mi
3204 McGregor St Bossier City, LA	3.0	1.0	1093	$1,350	$1.24	45d	1	0.71mi
3202 Jana Pl Bossier City, LA	3.0	1.0	1258	$1,250	$0.99	45d	1	0.73mi
3115 Oliver St Bossier City, LA	3.0	1.5	1067	$1,400	$1.31	15d	1	0.83mi
3406 Black Lake Cir Bossier City, LA	3.0	1.0	1400	$1,200	$0.86	22d	1	0.97mi
4056 Beech St Bossier City, LA	4.0	1.0	1391	$1,400	$1.01	22d	1	1.01mi
1301 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1025	$1,655	$1.61	15d	28	1.11mi
1302 Williamsburg Dr Bossier City, LA	1.0–3.0	1.0–2.0	1050	$1,720	$1.64	22d	14	1.14mi
1535 River Parkway Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$2,042	$2.20	15d	10	1.23mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	22d	1	1.25mi
1005 Clarence St Bossier City, LA	3.0	2.0	1203	$1,300	$1.08	45d	1	1.34mi

Listing history 13 events

1. 2026-04-26
   status Pending
2. 2026-04-15
   listed $220,000 Active
3. 2025-08-04
   historical $850
4. 2025-07-11
   listed $850
5. 2025-06-17
   historical $850
6. 2025-06-17
   historical $850
7. 2025-06-17
   listed $850
8. 2025-02-14
   listed $1,050
9. 2022-08-24
   price $950
10. 2021-09-08
    soldstatus $70,000
11. 2021-09-07
    soldstatus Sold 175-char remark

    Show marketing remark (175 chars)

    This property consists of a duplex in the front, each unit has two bedrooms and one bath. There is another one bedroom, one bath apartment in the back. Great income potential.

12. 2021-08-25
    status Pending 175-char remark

    Show marketing remark (175 chars)

    This property consists of a duplex in the front, each unit has two bedrooms and one bath. There is another one bedroom, one bath apartment in the back. Great income potential.

13. 2021-08-25
    listed $75,000 Active 175-char remark

    Show marketing remark (175 chars)

    This property consists of a duplex in the front, each unit has two bedrooms and one bath. There is another one bedroom, one bath apartment in the back. Great income potential.

ⓘ 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: $846 · $70/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$364/yr (+$30/mo · 43.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $17,911
• − Mortgage interest: −$12,323
• − Property taxes: −$846
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$6,400
• Taxable loss: −$5,624
• Est. tax savings @ 24.0%: +$1,350
• After-tax cash flow: $-291/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

+193.3% since first listed

13 events — show timeline

• 2026-04-26 Pending — NTREIS
• 2026-04-15 Listed $220,000 NTREIS
• 2025-08-04 Rental Removed $850 APPFOLIO
• 2025-07-11 Listed for Rent $850 APPFOLIO
• 2025-06-17 Rental Removed $850 APPFOLIO
• 2025-06-17 Rental Removed $850 APPFOLIO
• 2025-06-17 Listed for Rent $850 APPFOLIO
• 2025-02-14 Listed for Rent $1,050 APPFOLIO
• 2022-08-24 Price Changed $950 RENT.
• 2021-09-08 Sold (Public Records) $70,000 Public Records
• 2021-09-07 Sold (MLS) — NTREIS
• 2021-08-25 Pending — NTREIS
• 2021-08-25 Listed $75,000 NTREIS

Property tax history

+16.3%/yr

Latest (2025): $846 · -1.3% YoY. Source: county tax records.