311 Duff St · DeQuincy, LA 70633

$23,000

2 bd · 1.0 ba · 1,197 sqft · SingleFamily · 271 Days on market

Built 1980 0.25 ac lot $19/sqft · 79% 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
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Got a toolbox and a dream? 311 Duff Street has potential written all over it. Whether you're looking for your next project or a home you can customize, this could be the one. It does need some repairs, but with some work, it could really shine. The spacious, fenced in backyard is perfect for pets, play, or relaxing outdoors. Interested? Give us a call for more details or to set up a showing!

Key facts

• 0.25 acre lot
• Built 1980
• Listed 271 days

Tags

• SPACIOUS FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $20k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.0% vs local median 5.6% in DeQuincy — 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 (#51 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 108 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $159 of loan paydown is wiped out by about $690 of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $10k; list at $23k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $20,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 4.40% ✓
• Cap rate: 39.97%
• Cash-on-cash: 120.28%
• DSCR: 6.35
• GRM: 1.9

CMA / ARV

• ARV (median comp): $110,301
• List price: $23,000
• Delta: -79.15%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Coffee St	0.27mi	2/1.0	1,139 (-5%)	2mo	$100,000	$88	78
306 N Green St N	0.42mi	3/2.0 (+1)	1,036 (-14%)	23mo	$115,000	$111	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: —
• Equity multiple: 6.81×
• Total profit: $37,399
• Equity at exit: $3,429

10-year hold

• IRR: —
• Equity multiple: 14.29×
• Total profit: $85,555
• Equity at exit: $1,989

Cash invested: $6,440 (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 70633

• Active inventory: 108
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$121
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $646

Break-even live

Break-even rent $195

Max offer price $23,000

Occupancy floor 31%

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-14
   status Pending 394-char remark

   Show marketing remark (394 chars)

   Got a toolbox and a dream? 311 Duff Street has potential written all over it. Whether you're looking for your next project or a home you can customize, this could be the one. It does need some repairs, but with some work, it could really shine. The spacious, fenced in backyard is perfect for pets, play, or relaxing outdoors. Interested? Give us a call for more details or to set up a showing!

2. 2025-12-05
   status Active 394-char remark

   Show marketing remark (394 chars)

   Got a toolbox and a dream? 311 Duff Street has potential written all over it. Whether you're looking for your next project or a home you can customize, this could be the one. It does need some repairs, but with some work, it could really shine. The spacious, fenced in backyard is perfect for pets, play, or relaxing outdoors. Interested? Give us a call for more details or to set up a showing!

3. 2025-11-24
   status Pending 394-char remark

   Show marketing remark (394 chars)

   Got a toolbox and a dream? 311 Duff Street has potential written all over it. Whether you're looking for your next project or a home you can customize, this could be the one. It does need some repairs, but with some work, it could really shine. The spacious, fenced in backyard is perfect for pets, play, or relaxing outdoors. Interested? Give us a call for more details or to set up a showing!

4. 2024-04-14
   listed $23,000 Active 394-char remark

   Show marketing remark (394 chars)

   Got a toolbox and a dream? 311 Duff Street has potential written all over it. Whether you're looking for your next project or a home you can customize, this could be the one. It does need some repairs, but with some work, it could really shine. The spacious, fenced in backyard is perfect for pets, play, or relaxing outdoors. Interested? Give us a call for more details or to set up a showing!

5. 1995-10-23
   soldstatus $10,000

ⓘ 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: $282 · $24/mo
• Projected year-2 tax: $282 · $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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $12,141
• − Mortgage interest: −$1,288
• − Property taxes: −$282
• − Insurance: −$115
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$669
• Taxable income: $7,843
• Est. tax owed @ 24.0%: −$1,882
• After-tax cash flow: $5,864/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: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — DeQuincy

• Score: 71/100
• State rank: #51
• US rank: #7288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeQuincy, LA
• Population (ZIP): 8,178

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Italian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.41%
• Current HPI: 90.4407
• 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

+130.0% since first listed

5 events — show timeline

• 2026-05-14 Pending — SWLAR
• 2025-12-05 Relisted — SWLAR
• 2025-11-24 Pending — SWLAR
• 2024-04-14 Listed $23,000 SWLAR
• 1995-10-23 Sold (Public Records) $10,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $282 · +1.5% YoY. Source: county tax records.