605 Kelly St · Bossier City, LA 71111

$24,500

2 bd · 1.0 ba · 900 sqft · SingleFamily · 100 Days on market

Built 1980 Fair condition 4,000 sqft lot $27/sqft · 62% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• 4,000 sq ft lot
• Built 1980
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $24k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $22k (9.0% below list) — sets the bar for market timing.
• Cap rate 38.5% vs local median 4.9% 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); Greenacres Middle School (math 24% / reading 33%, grade F, #119 of 218 statewide, top 57%, 611 students, 75% FRL); Airline High School (math 49% / reading 56%, grade C-, #30 of 265 statewide, top 12%, 2,021 students, 56% FRL) — zoned schools average 75% FRL vs 41% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 44% district-wide (-12 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); 518 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $169 of loan paydown is wiped out by about $735 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $6k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $22,295 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.27% ✓
• Cap rate: 38.50%
• Cash-on-cash: 115.04%
• DSCR: 6.12
• GRM: 2.0

CMA / ARV

• ARV (median comp): $64,992
• List price: $24,500
• Delta: -62.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 Joannes St	0.10mi	3/1.0 (+1)	851 (-5%)	16mo	$25,000	$29	68
2109 Clovis St	0.78mi	2/1.0	952 (+6%)	9mo	$129,500	$136	48
424 Berry St	0.18mi	3/1.0 (+1)	1,020 (+13%)	21mo	$44,000	$43	47
2112 Clovis St	0.77mi	2/1.0	995 (+11%)	8mo	$124,000	$125	41
1925 Mccall St	0.54mi	3/1.0 (+1)	1,075 (+19%)	14mo	$40,000	$37	33

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: —
• Equity multiple: 7.10×
• Total profit: $41,813
• Equity at exit: $3,653

10-year hold

• IRR: —
• Equity multiple: 16.68×
• Total profit: $107,554
• Equity at exit: $2,118

Cash invested: $6,860 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 2 under contract
• Months of supply: 78.0 mo (1%/mo absorbed)
• Median asking: $47,000 ($42/sqft)
• Median days on market: 100 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +71.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71111

• Home prices YoY: -34.8%
• Rents YoY: 6.6%
• Active inventory: 518
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$128
• Tax est. 1.5%: −$31 /mo · $368/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $658

Break-even live

Break-even rent $214

Max offer price $24,500

Occupancy floor 32%

Sensitivity live

Price	-10% $675	-5% $666	+0% $658	+5% $649	+10% $641
Rent	-10% $575	-5% $616	+0% $658	+5% $699	+10% $740
Rate	-1.0pp $670	-0.5pp $664	base $658	+0.5pp $651	+1.0pp $645

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: $6,125
• Closing costs: $735
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Edwards St Bossier City, LA	2.0	1.0	676	$750	$1.11	93d	1	0.28mi
213 Kelly St Bossier City, LA	2.0	1.0	598	$1,300	$2.17	62d	1	0.29mi
309 Edwards St Bossier City, LA	3.0	1.0	804	$815	$1.01	70d	1	0.30mi
301 Edwards St Bossier City, LA	2.0	1.0	900	$1,175	$1.31	70d	1	0.31mi
420 Wyche St Bossier City, LA	1.0	1.0	800	$500	$0.62	93d	1	0.31mi
1820 E Texas St Bossier City, LA	2.0	1.0	750	$850	$1.13	93d	1	0.44mi
1225 Delhi St Bossier City, LA	3.0	1.0	1092	$800	$0.73	70d	1	1.00mi
1525 Debra St Bossier City, LA	3.0	1.0	1033	$975	$0.94	70d	1	1.26mi
100 Crossroads Blvd Bossier City, LA	1.0–2.0	1.0–2.0	858	$1,299	$1.51	93d	1	1.37mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	70d	7	1.37mi
400 Preston Blvd Bossier City, LA	1.0	1.0	706	$870	$1.23	93d	1	1.40mi

Property features AI

Finance

• Other: Listing is active and for saleLocated in Bossier County, United States
• Financial info: Treat as clear loan typeNo second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Utilities: City sewerNot in a municipal utility district
• Home design: Single-family residenceResidential propertyBuilt in 1980Not attached to another unit
• Construction: Year built 1980
• Exterior features: Lot in the Cumberland subdivisionApproximately 4,000 sq ft lot

Interior

• Kitchen: Electric cooktop
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchenOne level

Listing history 50 events

1. 2026-08-08
   days on market $24,500 Active 100 DOM
2. 2026-08-07
   days on market $24,500 Active 99 DOM
3. 2026-08-06
   days on market $24,500 Active 98 DOM
4. 2026-08-05
   days on market $24,500 Active 97 DOM
5. 2026-08-04
   days on market $24,500 Active 96 DOM
6. 2026-08-03
   days on market $24,500 Active 95 DOM
7. 2026-07-31
   days on market $24,500 Active 92 DOM
8. 2026-07-29
   days on market $24,500 Active 90 DOM
9. 2026-07-27
   days on market $24,500 Active 88 DOM
10. 2026-07-25
    days on market $24,500 Active 86 DOM
11. 2026-07-24
    days on market $24,500 Active 85 DOM
12. 2026-07-23
    days on market $24,500 Active 84 DOM
13. 2026-07-22
    days on market $24,500 Active 83 DOM
14. 2026-07-21
    days on market $24,500 Active 82 DOM
15. 2026-07-18
    days on market $24,500 Active 79 DOM
16. 2026-07-16
    days on market $24,500 Active 77 DOM
17. 2026-07-16
    days on market $24,500 Active 76 DOM
18. 2026-07-14
    days on market $24,500 Active 75 DOM
19. 2026-07-13
    days on market $24,500 Active 74 DOM
20. 2026-07-12
    days on market $24,500 Active 73 DOM
21. 2026-07-11
    days on market $24,500 Active 72 DOM
22. 2026-07-10
    days on market $24,500 Active 71 DOM
23. 2026-07-09
    days on market $24,500 Active 70 DOM
24. 2026-07-08
    days on market $24,500 Active 69 DOM
25. 2026-07-07
    days on market $24,500 Active 68 DOM
26. 2026-07-06
    days on market $24,500 Active 67 DOM
27. 2026-07-05
    days on market $24,500 Active 66 DOM
28. 2026-07-04
    days on market $24,500 Active 65 DOM
29. 2026-07-03
    days on market $24,500 Active 64 DOM
30. 2026-07-02
    days on market $24,500 Active 63 DOM
31. 2026-07-01
    days on market $24,500 Active 62 DOM
32. 2026-06-30
    days on market $24,500 Active 61 DOM
33. 2026-06-29
    days on market $24,500 Active 60 DOM
34. 2026-06-28
    days on market $24,500 Active 59 DOM
35. 2026-06-28
    days on market $24,500 Active 58 DOM
36. 2026-06-27
    days on market $24,500 Active 57 DOM
37. 2026-06-25
    days on market $24,500 Active 55 DOM
38. 2026-06-23
    days on market $24,500 Active 53 DOM
39. 2026-06-21
    pricedays on market $24,500 Active 52 DOM
40. 2026-06-18
    days on market $30,000 Active 49 DOM
41. 2026-06-17
    days on market $30,000 Active 48 DOM
42. 2026-06-16
    days on market $30,000 Active 47 DOM
43. 2026-06-15
    days on market $30,000 Active 46 DOM
44. 2026-06-14
    days on market $30,000 Active 44 DOM
45. 2026-06-13
    days on market $30,000 Active 43 DOM
46. 2026-06-10
    days on market $30,000 Active 41 DOM
47. 2026-06-09
    days on market $30,000 Active 40 DOM
48. 2026-06-08
    days on market $30,000 Active 39 DOM
49. 2026-06-07
    days on market $30,000 Active 38 DOM
50. 2026-06-02
    days on market $30,000 Active 33 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,561
• − Mortgage interest: −$1,372
• − Property taxes: −$368
• − Insurance: −$122
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$713
• Taxable income: $7,976
• Est. tax owed @ 24.0%: −$1,914
• After-tax cash flow: $5,977/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab Est. rehab $22,500–$40,500 screening

This multi-family property requires moderate renovations to bring it up to a fair condition, with a focus on completing the kitchen and bathroom installations. Landscaping and fencing repairs are also needed to enhance curb appeal and safety.

Repairs flagged

• Minor Kitchen cabinets — Appliances not fully installed
• Major Bathroom fixtures — Bathtub and shower installed but not fully functional
• Major Exterior fencing — Structurally compromised and overgrown

Value-add opportunities

• Both Complete kitchen setup — Fully functional kitchen boosts both resale and rental value ↑
• Both Complete bathroom fixtures — Fully functional bathroom boosts both resale and rental value ↑
• Both Landscaping and fencing repair — Improved curb appeal and safety boosts both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Bossier Elementary School F LA #550/646 Nat'l #37,719/41,679 Middle Greenacres Middle School F LA #119/218 Nat'l #9,410/14,009 High Bossier High School F LA #186/265 Nat'l #14,491/17,239

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

B Composite livability gradescore 71/100

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 · 143,247 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: 7% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Listing is active and for saleLocated in Bossier County, United States
• Financial info: Treat as clear loan typeNo second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Utilities: City sewerNot in a municipal utility district
• Home design: Single-family residenceResidential propertyBuilt in 1980Not attached to another unit
• Construction: Year built 1980
• Exterior features: Lot in the Cumberland subdivisionApproximately 4,000 sq ft lot

Interior

• Kitchen: Electric cooktop
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchenOne level

Price history

10 events — show timeline

• 2026-04-30 Listed $30,000 NTREIS
• 2025-10-06 Rental Removed $750 APPFOLIO
• 2025-10-04 Listed for Rent $750 APPFOLIO
• 2024-07-18 Rental Removed $750 APPFOLIO
• 2024-06-30 Listed for Rent $750 APPFOLIO
• 2023-12-08 Rental Removed $650 APPFOLIO
• 2023-11-18 Price Changed $650 APPFOLIO
• 2023-10-11 Price Changed $750 APPFOLIO
• 2023-09-18 Price Changed $825 APPFOLIO
• 2023-09-07 Listed for Rent $850 APPFOLIO