2103 Sandhurst St · Bossier City, LA 71111

$220,000

3 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 46 Days on market

Built 1996 6,490 sqft lot Est $250k · 12% under

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +12.9/15.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Lafayette Park section of desirable Stockwell Place, this charming 3 bedroom, 2 bath home is ready for it's new owner. Inside you'll find a home that has been meticulously maintained. This property is a rare find at this price with two dining areas! Formal dining could be a great flex space for additional living space! The primary bedroom features an on-suite bathroom with separate soaking tub and shower! Walk to Stockwell Professional Plaza for dinner! Minutes to Barksdale AFB, walking distance to Stockwell Place Elementary, and minutes to I-20 and I-220! Just two exits from Bossier City's shopping district! Not in a flood zone. Don't miss out on this one!

Key facts

• On-suite bathroom
• Two dining areas
• Minutes to i-20

Tags

• TWO DINING AREAS
• ON-SUITE BATHROOM
• SEPARATE SOAKING TUB
• MINUTES TO BARKSDALE AFB
• MINUTES TO I-20
• MINUTES TO I-220

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/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 $200k (9.1% below list).
• Recommended offer: $200k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.7% in Bossier City — 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 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 fast (+6.6%/yr); 421 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $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 46 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,937 (9.1% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $249,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2103 Sandhurst St	0.00mi	3/2.0	1,610 (+3%)	2mo	$220,000	$137	94
2105 Sandhurst St	0.01mi	3/2.0	1,582 (+1%)	10mo	$254,900	$161	89
6004 Summerville Ln	0.15mi	3/2.0	1,524 (-2%)	3mo	$249,900	$164	86
6013 Sandalwood Dr	0.13mi	3/2.0	1,594 (+2%)	9mo	$255,000	$160	83
2112 Sandhurst St	0.06mi	3/2.0	1,635 (+5%)	8mo	$249,900	$153	83
2186 Stockwell Rd	0.43mi	3/2.0	1,541 (-1%)	1mo	$297,500	$193	77
2198 Stockwell Rd	0.49mi	3/2.0	1,546 (-1%)	7mo	$247,000	$160	69
5910 Wildcrest St	0.21mi	3/2.0	1,412 (-10%)	6mo	$240,000	$170	69
5900 Stockwood St	0.25mi	3/2.0	1,728 (+11%)	3mo	$245,000	$142	68
2200 Middle Creek Blvd	0.22mi	3/2.0	1,768 (+13%)	2mo	$279,000	$158	66
6012 Pepperwood Cir	0.72mi	4/2.0 (+1)	1,772 (+13%)	3mo	$269,900	$152	36
6016 Pepperwood Cir	0.73mi	3/2.0	1,780 (+14%)	10mo	$256,000	$144	34

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-13,379
• Equity at exit: $32,803

10-year hold

• IRR: 7.5%
• Equity multiple: 1.65×
• Total profit: $40,012
• 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 71111

• Home prices YoY: -34.8%
• Rents YoY: 6.6%
• Active inventory: 421
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $234

Break-even live

Break-even rent $1,703

Max offer price $220,000

Occupancy floor 83%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 Hickory Ridge Dr Bossier City, LA	4.0	2.0	1900	$1,950	$1.03	21d	1	0.45mi
6011 Jason St Bossier City, LA	3.0	2.0	1887	$2,000	$1.06	13d	1	1.19mi
2523 Brookhaven Dr Bossier City, LA	3.0	2.0	1800	$1,950	$1.08	21d	1	1.22mi
8052 Fernwood Cir Haughton, LA	3.0	2.0	2005	$1,850	$0.92	13d	1	1.30mi
6021 Whitney Dr Bossier City, LA	4.0	2.0	1780	$2,100	$1.18	44d	1	1.31mi
369 Wood Spgs Haughton, LA	4.0	2.0	1890	$2,300	$1.22	13d	1	1.38mi

Listing history 10 events

1. 2026-05-07
   soldstatus $215,000
2. 2026-04-13
   status Pending
3. 2026-03-29
   price $220,000
4. 2026-03-13
   price $230,000
5. 2026-02-26
   listed $235,000 Active
6. 2019-09-03
   soldstatus $177,000
7. 2007-08-24
   soldstatus $169,000
8. 2005-01-14
   soldstatus $157,000
9. 1996-09-27
   soldstatus $113,000
10. 1996-04-19
    soldstatus $14,000

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$14/yr (+$1/mo · 1.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $23,992
• − Mortgage interest: −$12,323
• − Property taxes: −$1,196
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$6,400
• Taxable loss: −$866
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $3,021/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): 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

+1435.7% since first listed

10 events — show timeline

• 2026-05-07 Sold (Public Records) $215,000 Public Records
• 2026-04-13 Pending — NTREIS
• 2026-03-29 Price Changed $220,000 NTREIS
• 2026-03-13 Price Changed $230,000 NTREIS
• 2026-02-26 Listed $235,000 NTREIS
• 2019-09-03 Sold (Public Records) $177,000 Public Records
• 2007-08-24 Sold (Public Records) $169,000 Public Records
• 2005-01-14 Sold (Public Records) $157,000 Public Records
• 1996-09-27 Sold (Public Records) $113,000 Public Records
• 1996-04-19 Sold (Public Records) $14,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,196 · -1.3% YoY. Source: county tax records.