2579 Broadway Dr · Bossier City, LA 71111

$95,000

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 147 Days on market

Built 1959 6,621 sqft lot $103/sqft · 10% below area Est $104k · 9% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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 MLS

Great home in the heart of Bossier! This home is currently tenant occupied with a month to month lease but would also make a great starter home. It has 2 bedrooms and 1 bathroom. Located in a wonderful neighborhood, this is a true diamond in the rough.

Key facts

• 6,621 sq ft lot
• Parking
• Built 1959

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• Market conditions: Rents rising fast (+6.6%/yr); 421 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.30% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

• ARV (median comp): $104,453
• List price: $95,000
• Delta: -9.05%
• 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
2608 Northside Dr	0.08mi	2/1.0	926 (+1%)	10mo	$89,900	$97	86
1529 Debra St	0.22mi	3/1.0 (+1)	960 (+5%)	10mo	$115,000	$120	69
3103 Shed Rd	0.66mi	2/1.0	927 (+1%)	5mo	$81,900	$88	64
2616 Bardot Ln	0.11mi	3/1.0 (+1)	1,022 (+11%)	10mo	$129,000	$126	63
2109 Clovis St	0.66mi	2/1.0	952 (+4%)	7mo	$129,500	$136	57
2624 Bardot Ln	0.16mi	3/1.0 (+1)	989 (+8%)	22mo	$45,000	$46	57
2911 Shiloh Ln	0.40mi	3/1.0 (+1)	863 (-6%)	14mo	$84,900	$98	55
3113 Malvern	0.62mi	3/1.0 (+1)	939 (+2%)	11mo	$93,000	$99	53
2112 Clovis St	0.69mi	2/1.0	995 (+8%)	6mo	$124,000	$125	49
2601 Douglas Dr	0.39mi	3/1.0 (+1)	1,026 (+12%)	10mo	$150,000	$146	49
2804 Hood Dr	0.60mi	3/1.0 (+1)	1,027 (+12%)	3mo	$107,000	$104	45
3131 Malvern St	0.67mi	3/1.0 (+1)	1,023 (+11%)	6mo	$97,500	$95	40

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: 12.7%
• Equity multiple: 1.53×
• Total profit: $13,982
• Equity at exit: $14,165

10-year hold

• IRR: 24.1%
• Equity multiple: 3.42×
• Total profit: $64,304
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$498
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $389

Break-even live

Break-even rent $745

Max offer price $95,000

Occupancy floor 64%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 Debra St Bossier City, LA	3.0	1.0	1033	$975	$0.94	21d	1	0.26mi
3009 Gaines St Bossier City, LA	3.0	1.0	1060	$1,200	$1.13	21d	1	0.56mi
2804 Hood Dr Bossier City, LA	3.0	1.0	1027	$1,250	$1.22	13d	1	0.59mi
2579 Airline Dr Bossier City, LA	1.0–2.0	1.0–1.5	847	$1,213	$1.43	13d	6	0.78mi
2601 Airline Dr Bossier City, LA	1.0–2.0	1.0–2.0	746	$1,510	$2.02	13d	10	0.91mi
1820 E Texas St Bossier City, LA	2.0	1.0	750	$850	$1.13	44d	1	1.08mi
3325 E Texas St Bossier City, LA	1.0–2.0	1.0–2.0	810	$950	$1.17	21d	1	1.17mi
2604 Benton Rd Bossier City, LA	1.0	1.0	713	$1,160	$1.63	13d	1	1.22mi
400 Preston Blvd Bossier City, LA	1.0	1.0	706	$870	$1.23	44d	1	1.27mi

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 147 DOM
2. 2026-06-17
   days on market $95,000 Active 146 DOM
3. 2026-06-16
   days on market $95,000 Active 145 DOM
4. 2026-06-15
   days on market $95,000 Active 144 DOM
5. 2026-06-14
   days on market $95,000 Active 142 DOM
6. 2026-06-13
   days on market $95,000 Active 141 DOM
7. 2026-06-10
   days on market $95,000 Active 139 DOM
8. 2026-06-09
   days on market $95,000 Active 138 DOM
9. 2026-06-08
   days on market $95,000 Active 137 DOM
10. 2026-06-07
    days on market $95,000 Active 136 DOM
11. 2026-06-02
    days on market $95,000 Active 131 DOM
12. 2026-06-01
    days on market $95,000 Active 130 DOM
13. 2026-05-31
    days on market $95,000 Active 129 DOM
14. 2026-05-30
    days on market $95,000 Active 128 DOM
15. 2026-02-20
    price $95,000 252-char remark

    Show marketing remark (252 chars)

    Great home in the heart of Bossier! This home is currently tenant occupied with a month to month lease but would also make a great starter home. It has 2 bedrooms and 1 bathroom. Located in a wonderful neighborhood, this is a true diamond in the rough.

16. 2026-01-22
    listed $105,500 Active 252-char remark

    Show marketing remark (252 chars)

    Great home in the heart of Bossier! This home is currently tenant occupied with a month to month lease but would also make a great starter home. It has 2 bedrooms and 1 bathroom. Located in a wonderful neighborhood, this is a true diamond in the rough.

17. 2007-06-19
    soldstatus $65,000

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $609 · $51/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,856
• − Mortgage interest: −$5,321
• − Property taxes: −$609
• − Insurance: −$475
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,764
• Taxable income: $3,310
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $3,879/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

+46.2% since first listed

3 events — show timeline

• 2026-02-20 Price Changed $95,000 NTREIS
• 2026-01-22 Listed $105,500 NTREIS
• 2007-06-19 Sold (Public Records) $65,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $609 · -1.3% YoY. Source: county tax records.