115 Goode Ave · Minden, LA 71055

$102,000

2 bd · 1.0 ba · 1,360 sqft · SingleFamily · 62 Days on market

Built 1945 7,492 sqft lot $75/sqft · 34% below area Est $154k · 34% under

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Why this score? — see what drove the C+ 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• 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

Nice 2br-1ba home on corner lot. Convenient to central Minden, shopping and restaurants. Fenced in backyard with storage building. Property sold in as is condition with no repairs made by the seller. Cash or conventional financing offers only.

Key facts

• 7,492 sq ft lot
• Built 1945
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $96k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 $705 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,880 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.07% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (median comp): $153,822
• List price: $102,000
• Delta: -33.69%
• 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
400 Summit	0.22mi	3/2.5 (+1)	1,365 (+0%)	4mo	$239,000	$175	75
402 E Todd St	0.45mi	3/1.0 (+1)	1,345 (-1%)	2mo	$160,000	$119	71
200 Germantown Rd	0.42mi	2/1.0	1,418 (+4%)	4mo	$150,000	$106	70
511 Chandler St	0.17mi	3/2.0 (+1)	1,500 (+10%)	0mo	$132,500	$88	66
1105 Drew Ln	0.57mi	3/1.5 (+1)	1,350 (-1%)	3mo	$174,900	$130	62
407 Fincher Rd	0.61mi	2/1.5	1,270 (-7%)	1mo	$155,000	$122	57
1205 Tillman Dr	0.43mi	3/1.0 (+1)	1,208 (-11%)	1mo	$115,000	$95	56
1100 Bonnie Ln	0.74mi	3/1.0 (+1)	1,300 (-4%)	2mo	$150,000	$115	51
1101 Louisiana Ave	0.58mi	3/2.0 (+1)	1,435 (+6%)	5mo	$250,000	$174	50
513 Richardson St	0.62mi	3/2.0 (+1)	1,485 (+9%)	1mo	$129,500	$87	46
242 Pecanview Dr	0.71mi	3/1.0 (+1)	1,173 (-14%)	2mo	$128,000	$109	37
802 Cline St	0.73mi	3/1.5 (+1)	1,200 (-12%)	4mo	$145,000	$121	36

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-4,499
• Equity at exit: $15,209

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $11,559
• Equity at exit: $8,819

Cash invested: $28,560 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $189

Break-even live

Break-even rent $849

Max offer price $102,000

Occupancy floor 78%

Sensitivity live

Price	-10% $247	-5% $218	+0% $189	+5% $160	+10% $131
Rent	-10% $103	-5% $146	+0% $189	+5% $232	+10% $275
Rate	-1.0pp $240	-0.5pp $215	base $189	+0.5pp $163	+1.0pp $136

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $102,000 Active 62 DOM
2. 2026-06-17
   price $102,000 Active 61 DOM
3. 2026-06-17
   days on market $107,000 Active 61 DOM
4. 2026-06-16
   days on market $107,000 Active 60 DOM
5. 2026-06-15
   days on market $107,000 Active 59 DOM
6. 2026-06-14
   days on market $107,000 Active 57 DOM
7. 2026-06-13
   days on market $107,000 Active 56 DOM
8. 2026-06-10
   days on market $107,000 Active 54 DOM
9. 2026-06-09
   days on market $107,000 Active 53 DOM
10. 2026-06-08
    days on market $107,000 Active 52 DOM
11. 2026-06-07
    days on market $107,000 Active 51 DOM
12. 2026-06-02
    days on market $107,000 Active 46 DOM
13. 2026-06-01
    days on market $107,000 Active 45 DOM
14. 2026-05-31
    days on market $107,000 Active 44 DOM
15. 2026-05-30
    days on market $107,000 Active 43 DOM
16. 2026-04-17
    listed $112,000 Active 243-char remark

    Show marketing remark (243 chars)

    Nice 2br-1ba home on corner lot. Convenient to central Minden, shopping and restaurants. Fenced in backyard with storage building. Property sold in as is condition with no repairs made by the seller. Cash or conventional financing offers only.

17. 2023-07-24
    historical
18. 2023-06-22
    price $112,000
19. 2023-04-05
    status Active
20. 2023-04-04
    price $119,500
21. 2023-02-28
    historical Active Contingent
22. 2023-02-22
    listed $125,000 Active
23. 2020-01-15
    soldstatus $97,000
24. 2012-09-17
    soldstatus $65,000
25. 2003-02-03
    soldstatus $45,000

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,119 · $93/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $13,058
• − Mortgage interest: −$5,714
• − Property taxes: −$1,119
• − Insurance: −$510
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,967
• Taxable income: $658
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $2,109/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

+148.9% since first listed

10 events — show timeline

• 2026-04-17 Listed $112,000 NTREIS
• 2023-07-24 Listing Removed — NTREIS
• 2023-06-22 Price Changed $112,000 NTREIS
• 2023-04-05 Relisted — NTREIS
• 2023-04-04 Price Changed $119,500 NTREIS
• 2023-02-28 Contingent — NTREIS
• 2023-02-22 Listed $125,000 NTREIS
• 2020-01-15 Sold (Public Records) $97,000 Public Records
• 2012-09-17 Sold (Public Records) $65,000 Public Records
• 2003-02-03 Sold (Public Records) $45,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,119 · +1.4% YoY. Source: county tax records.