408 Marshall St · Minden, LA 71055

$45,000

2 bd · 1.0 ba · 1,125 sqft · SingleFamily · 112 Days on market

Built 1950 9,000 sqft lot $40/sqft · 38% below area Est $73k · 38% under ↓ 9% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 would make a great starter home or rental property! The home has old fashion charm with high ceilings and large windows to let in plenty of sunshine. The Living Room is nice size and is conveniently located right beside the kitchen. The bath room has a tub shower combo. The extra large back yard is fenced on three sides. This house is being sold AS-IS. The sellers will not make any repairs inside or outside. It will not go FHA, VA ,or Rural Development.

Key facts

• Large windows
• High ceilings
• 9,000 sq ft lot

Tags

• HIGH CEILINGS
• LARGE WINDOWS
• EXTRA LARGE BACK YARD
• FENCED ON THREE SIDES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.3% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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. 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.
7. 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.
8. 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: 2.37% ✓
• Cap rate: 21.31%
• Cash-on-cash: 53.63%
• DSCR: 3.39
• GRM: 3.5

CMA / ARV

• ARV (median comp): $72,974
• List price: $45,000
• Delta: -38.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Batton St	0.18mi	3/1.0 (+1)	1,100 (-2%)	20mo	$59,900	$54	66
507 W Marshall St	0.18mi	3/1.0 (+1)	1,269 (+13%)	5mo	$24,900	$20	61
226 Virginia Ave	0.49mi	3/1.0 (+1)	1,104 (-2%)	15mo	$39,900	$36	57
242 Pecanview Dr	0.67mi	3/1.0 (+1)	1,173 (+4%)	2mo	$128,000	$109	55
106 Mcarthur	0.50mi	2/1.0	990 (-12%)	3mo	$72,500	$73	55
1205 Tillman Dr	0.61mi	3/1.0 (+1)	1,208 (+7%)	1mo	$115,000	$95	54
102 Azalea St	0.56mi	2/1.5	1,072 (-5%)	15mo	$129,900	$121	51
819 Tillman Dr	0.44mi	3/1.0 (+1)	1,245 (+11%)	8mo	$105,000	$84	50
105 Washington	0.52mi	2/1.0	1,000 (-11%)	11mo	$122,000	$122	48
210 Mary Dr	0.48mi	3/1.0 (+1)	1,060 (-6%)	21mo	$144,500	$136	45
215 Roy St	0.68mi	3/1.5 (+1)	1,183 (+5%)	16mo	$160,000	$135	40
627 Oak Knoll St	0.70mi	3/2.0 (+1)	1,231 (+9%)	15mo	$152,000	$123	30

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: 51.7%
• Equity multiple: 3.27×
• Total profit: $28,571
• Equity at exit: $6,710

10-year hold

• IRR: 57.0%
• Equity multiple: 6.64×
• Total profit: $71,048
• Equity at exit: $3,891

Cash invested: $12,600 (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 71055

• Active inventory: 133
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$24 /mo · $291/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $563

Break-even live

Break-even rent $353

Max offer price $45,000

Occupancy floor 42%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $45,000 Pending 112 DOM
2. 2026-06-02
   days on market $45,000 Active Contingent 110 DOM
3. 2026-06-01
   days on market $45,000 Active Contingent 109 DOM
4. 2026-05-31
   days on market $45,000 Active Contingent 108 DOM
5. 2026-05-30
   days on market $45,000 Active Contingent 107 DOM
6. 2026-05-17
   historical Active Contingent 465-char remark

   Show marketing remark (465 chars)

   This would make a great starter home or rental property! The home has old fashion charm with high ceilings and large windows to let in plenty of sunshine. The Living Room is nice size and is conveniently located right beside the kitchen. The bath room has a tub shower combo. The extra large back yard is fenced on three sides. This house is being sold AS-IS. The sellers will not make any repairs inside or outside. It will not go FHA, VA ,or Rural Development.

7. 2026-03-27
   price $45,000 465-char remark

   Show marketing remark (465 chars)

   This would make a great starter home or rental property! The home has old fashion charm with high ceilings and large windows to let in plenty of sunshine. The Living Room is nice size and is conveniently located right beside the kitchen. The bath room has a tub shower combo. The extra large back yard is fenced on three sides. This house is being sold AS-IS. The sellers will not make any repairs inside or outside. It will not go FHA, VA ,or Rural Development.

8. 2026-02-12
   listed $49,500 Active 465-char remark

   Show marketing remark (465 chars)

   This would make a great starter home or rental property! The home has old fashion charm with high ceilings and large windows to let in plenty of sunshine. The Living Room is nice size and is conveniently located right beside the kitchen. The bath room has a tub shower combo. The extra large back yard is fenced on three sides. This house is being sold AS-IS. The sellers will not make any repairs inside or outside. It will not go FHA, VA ,or Rural Development.

ⓘ 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: $291 · $24/mo
• Projected year-2 tax: $291 · $24/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $12,792
• − Mortgage interest: −$2,521
• − Property taxes: −$291
• − Insurance: −$225
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$1,309
• Taxable income: $6,399
• Est. tax owed @ 24.0%: −$1,536
• After-tax cash flow: $5,222/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

-9.1% since first listed

3 events — show timeline

• 2026-05-17 Contingent — NTREIS
• 2026-03-27 Price Changed $45,000 NTREIS
• 2026-02-12 Listed $49,500 NTREIS

Property tax history

+3.1%/yr

Latest (2025): $291 · +1.4% YoY. Source: county tax records.