413 Park Ave · Minden, LA 71055

$60,000

2 bd · 1.0 ba · 1,280 sqft · SingleFamily · 58 Days on market

Built 1950 7,275 sqft lot $47/sqft · 56% below area ↓ 14% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This just-under-1,300 square foot home is full of character and ready for someone with vision! Inside, you'll find new flooring throughout most of the home, with just one bedroom left to customize. Upstairs, two unfinished attic rooms offer exciting potential perfect for extra bedrooms, a home office, or flex space to fit your needs. This area is not included in the square footage. Step outside to a fully fenced backyard ideal for pets, play, or entertaining. You'll also love the two storage buildings: one newer structure with electricity, perfect for a workshop or hobby space, and a smaller shed for all your lawn and garden tools.

Key facts

• New flooring
• 7,275 sq ft lot
• Parking

Tags

• NEW FLOORING
• UNFINISHED ATTIC ROOMS
• FULLY FENCED BACKYARD
• TWO STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 5.2% in Minden — 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 68/100 on livability (#92 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, amenities D, crime F.
• Webster Parish (town): math 17% / reading 26% proficiency, ranked #67 of 98 in LA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 133 active listings in the ZIP; 36 units permitted in Webster Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Webster County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 7 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.81% ✓
• Cap rate: 15.60%
• Cash-on-cash: 33.23%
• DSCR: 2.48
• GRM: 4.6

CMA / ARV

• ARV (median comp): $137,325
• List price: $60,000
• Delta: -56.31%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 N Fairview St	0.35mi	3/1.5 (+1)	1,382 (+8%)	7mo	$59,500	$43	58
902 Clay St	0.39mi	3/1.5 (+1)	1,175 (-8%)	5mo	$157,000	$134	57
713 Horton St	0.58mi	3/1.5 (+1)	1,250 (-2%)	21mo	$165,000	$132	44
624 Horton	0.68mi	3/1.0 (+1)	1,100 (-14%)	9mo	$138,000	$125	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.19×
• Total profit: $19,909
• Equity at exit: $8,946

10-year hold

• IRR: 35.9%
• Equity multiple: 4.30×
• Total profit: $55,497
• Equity at exit: $5,188

Cash invested: $16,800 (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 71055

• Active inventory: 133
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $465

Break-even live

Break-even rent $495

Max offer price $60,000

Occupancy floor 52%

Sensitivity live

Price	-10% $499	-5% $482	+0% $465	+5% $448	+10% $431
Rent	-10% $380	-5% $422	+0% $465	+5% $508	+10% $551
Rate	-1.0pp $495	-0.5pp $480	base $465	+0.5pp $450	+1.0pp $434

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $60,000 Active 58 DOM
2. 2026-06-17
   days on market $60,000 Active 57 DOM
3. 2026-06-16
   days on market $60,000 Active 56 DOM
4. 2026-06-15
   days on market $60,000 Active 55 DOM
5. 2026-06-14
   days on market $60,000 Active 53 DOM
6. 2026-06-13
   days on market $60,000 Active 52 DOM
7. 2026-06-10
   days on market $60,000 Active 50 DOM
8. 2026-06-09
   days on market $60,000 Active 49 DOM
9. 2026-06-08
   days on market $60,000 Active 48 DOM
10. 2026-06-07
    days on market $60,000 Active 47 DOM
11. 2026-06-02
    days on market $60,000 Active 42 DOM
12. 2026-06-01
    days on market $60,000 Active 41 DOM
13. 2026-05-31
    days on market $60,000 Active 40 DOM
14. 2026-05-30
    days on market $60,000 Active 39 DOM
15. 2026-05-04
    status Active 640-char remark

    Show marketing remark (640 chars)

    This just-under-1,300 square foot home is full of character and ready for someone with vision! Inside, you'll find new flooring throughout most of the home, with just one bedroom left to customize. Upstairs, two unfinished attic rooms offer exciting potential perfect for extra bedrooms, a home office, or flex space to fit your needs. This area is not included in the square footage. Step outside to a fully fenced backyard ideal for pets, play, or entertaining. You'll also love the two storage buildings: one newer structure with electricity, perfect for a workshop or hobby space, and a smaller shed for all your lawn and garden tools.

16. 2026-03-10
    status Pending 640-char remark

    Show marketing remark (640 chars)

    This just-under-1,300 square foot home is full of character and ready for someone with vision! Inside, you'll find new flooring throughout most of the home, with just one bedroom left to customize. Upstairs, two unfinished attic rooms offer exciting potential perfect for extra bedrooms, a home office, or flex space to fit your needs. This area is not included in the square footage. Step outside to a fully fenced backyard ideal for pets, play, or entertaining. You'll also love the two storage buildings: one newer structure with electricity, perfect for a workshop or hobby space, and a smaller shed for all your lawn and garden tools.

17. 2026-02-25
    listed $60,000 Active 640-char remark

    Show marketing remark (640 chars)

    This just-under-1,300 square foot home is full of character and ready for someone with vision! Inside, you'll find new flooring throughout most of the home, with just one bedroom left to customize. Upstairs, two unfinished attic rooms offer exciting potential perfect for extra bedrooms, a home office, or flex space to fit your needs. This area is not included in the square footage. Step outside to a fully fenced backyard ideal for pets, play, or entertaining. You'll also love the two storage buildings: one newer structure with electricity, perfect for a workshop or hobby space, and a smaller shed for all your lawn and garden tools.

18. 2025-12-15
    historical
19. 2025-07-30
    status Active
20. 2025-07-17
    status Pending
21. 2025-06-19
    listed $60,000 Active
22. 2025-05-27
    historical
23. 2025-02-27
    price $57,000
24. 2025-02-10
    price $70,000
25. 2025-01-27
    listed $89,900 Active
26. 2023-01-20
    soldstatus Closed
27. 2023-01-04
    status Pending
28. 2022-12-15
    price $36,700
29. 2022-11-10
    price $39,700
30. 2022-10-14
    price $44,700
31. 2022-09-02
    listed $49,000 Active
32. 2022-08-30
    soldstatus Closed
33. 2022-08-16
    status Pending
34. 2022-07-19
    price $58,000
35. 2022-06-29
    price $63,000
36. 2022-05-31
    listed $68,000 Active
37. 2009-06-22
    soldstatus $70,000

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $615 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $13,004
• − Mortgage interest: −$3,361
• − Property taxes: −$615
• − Insurance: −$300
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$1,745
• Taxable income: $4,902
• Est. tax owed @ 24.0%: −$1,177
• After-tax cash flow: $4,406/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: Webster Parish
• NCES district ID: 2201890
• Math proficiency: 17% ▼ -39.00%
• Reading proficiency: 26% ▼ -38.00%
• Median HH income: $33,011
• Composite: 17.5/100
• National rank: #9055
• State rank: #67 of 98 in LA

Livability — Minden

• Score: 68/100
• State rank: #92
• US rank: #9771

Category grades

Amenities D Commute F Cost of living A+ Crime F Employment F Housing A Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minden, LA
• Population (ZIP): 17,406

Population outlook (Webster County) Hauer SSP2

• Today (2025): 37,736 people
• By 2030: 36,203 · -4.1%
• By 2040: 32,988 · -12.6%
• By 2050: 29,743 · -21.2%
• By 2075: 22,346 · -40.8%
• By 2100: 15,045 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Black 40% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+36.5) · D 31.2% · R 67.7% · Other 1.1%
• 2008→2024 swing: -10.2pp toward R · 2008: -26.3pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.1 2016: R+29.1 2012: R+25.0 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.40%
• Current HPI: 117.9577
• Rent YoY: —
• Metro: —
• 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

-14.3% since first listed

23 events — show timeline

• 2026-05-04 Relisted — NTREIS
• 2026-03-10 Pending — NTREIS
• 2026-02-25 Listed $60,000 NTREIS
• 2025-12-15 Listing Removed — NTREIS
• 2025-07-30 Relisted — NTREIS
• 2025-07-17 Pending — NTREIS
• 2025-06-19 Listed $60,000 NTREIS
• 2025-05-27 Listing Removed — NTREIS
• 2025-02-27 Price Changed $57,000 NTREIS
• 2025-02-10 Price Changed $70,000 NTREIS
• 2025-01-27 Listed $89,900 NTREIS
• 2023-01-20 Sold (MLS) — NTREIS
• 2023-01-04 Pending — NTREIS
• 2022-12-15 Price Changed $36,700 NTREIS
• 2022-11-10 Price Changed $39,700 NTREIS
• 2022-10-14 Price Changed $44,700 NTREIS
• 2022-09-02 Listed $49,000 NTREIS
• 2022-08-30 Sold (MLS) — NTREIS
• 2022-08-16 Pending — NTREIS
• 2022-07-19 Price Changed $58,000 NTREIS
• 2022-06-29 Price Changed $63,000 NTREIS
• 2022-05-31 Listed $68,000 NTREIS
• 2009-06-22 Sold (Public Records) $70,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $615 · +1.4% YoY. Source: county tax records.