617 Vine St · DeRidder, LA 70634

$115,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 17 Days on market

Built 1983 0.36 ac lot Est $135k · 15% 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 +28.5/30.0
• ARV discount +14.2/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming, well kept, older wood-frame home situated on a spacious corner lot offering plenty of room and potential. This property features a large covered carport ideal for multiple vehicles, boats, lawn equipment, and additional storage needs. The expansive lot provides added flexibility for outdoor living, hobbies, or future improvements. With classic character and practical amenities, this home offers the perfect blend of comfort, functionality, and convenience for everyday living or investment opportunity. Call your Realtor today for all of the details!

Key facts

• Covered carport
• Corner lot
• Outdoor living

Tags

• CORNER LOT
• COVERED CARPORT
• OUTDOOR LIVING

Property features AI

Finance

• Other: Lot approximately 0.36 acres (175' x 90'); Zoned residential

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Single story
• Exterior features: Composition roof; Corner lot

Interior

• Kitchen: Refrigerator; Gas range
• Bathrooms: 2 full bathrooms
• Interior features: Refrigerator; Gas range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.8% in DeRidder — 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 72/100 on livability (#43 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Beauregard Parish (rural): math 30% / reading 41% proficiency, ranked #32 of 98 in LA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 241 active listings in the ZIP; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $134,992
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Vine St	0.09mi	3/2.0	1,170 (+2%)	1mo	$147,000	$126	87
618 St Edwards St	0.16mi	3/2.0	1,165 (+2%)	1mo	$137,900	$118	84
817 Vine St	0.15mi	3/2.0	1,235 (+8%)	2mo	$142,950	$116	74
137 Country Club Cir	0.71mi	3/3.0	1,212 (+6%)	11mo	$108,000	$89	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $5,156
• Equity at exit: $17,147

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $34,995
• Equity at exit: $9,943

Cash invested: $32,200 (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 70634

• Home prices YoY: -30.6%
• Active inventory: 241
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $374

Break-even live

Break-even rent $868

Max offer price $115,000

Occupancy floor 67%

Sensitivity live

Price	-10% $439	-5% $407	+0% $374	+5% $342	+10% $309
Rent	-10% $268	-5% $321	+0% $374	+5% $427	+10% $480
Rate	-1.0pp $432	-0.5pp $404	base $374	+0.5pp $344	+1.0pp $314

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $115,000 Active 17 DOM
2. 2026-06-18
   days on market $115,000 Active 16 DOM
3. 2026-06-17
   days on market $115,000 Active 15 DOM
4. 2026-06-16
   days on market $115,000 Active 14 DOM
5. 2026-06-15
   days on market $115,000 Active 13 DOM
6. 2026-06-14
   days on market $115,000 Active 11 DOM
7. 2026-06-13
   days on market $115,000 Active 10 DOM
8. 2026-06-10
   days on market $115,000 Active 8 DOM
9. 2026-06-09
   days on market $115,000 Active 7 DOM
10. 2026-06-08
    days on market $115,000 Active 6 DOM
11. 2026-06-07
    days on market $115,000 Active 5 DOM
12. 2026-06-03
    remarks 563-char remark
13. 2026-06-03
    listed $115,000 Active 1 DOM

ⓘ 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: $419 · $35/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$214/yr (+$18/mo · 51.1%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $16,103
• − Mortgage interest: −$6,442
• − Property taxes: −$419
• − Insurance: −$575
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,345
• Taxable income: $2,746
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,832/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: Beauregard Parish
• NCES district ID: 2200180
• Math proficiency: 30% ▼ -40.00%
• Reading proficiency: 41% ▼ -35.00%
• Median HH income: $46,033
• Composite: 30.34/100
• National rank: #6265
• State rank: #32 of 98 in LA

Livability — DeRidder

• Score: 72/100
• State rank: #43
• US rank: #6227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeRidder, LA
• Population (ZIP): 25,038

Population outlook (Beauregard County) Hauer SSP2

• Today (2025): 37,760 people
• By 2030: 38,140 · +1.0%
• By 2040: 38,518 · +2.0%
• By 2050: 38,164 · +1.1%
• By 2075: 36,437 · -3.5%
• By 2100: 32,493 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Beauregard

• 2024 margin: Solid R (+71.3) · D 13.8% · R 85.1% · Other 1.1%
• 2008→2024 swing: -16.9pp toward R · 2008: -54.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+67.5 2016: R+65.3 2012: R+58.2 2008: R+54.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.61%
• Current HPI: 130.4445
• 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

1 event — show timeline

• 2026-06-02 Listed $115,000 GFPAR

Property tax history

-0.2%/yr

Latest (2025): $419 · +0.7% YoY. Source: county tax records.