201 Helen St · DeRidder, LA 70634

$40,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 18 Days on market

Built 1950 9,148 sqft lot

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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 +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this property. Great investment or home. .

Key facts

• Shaded lot
• Close to schools
• Large kitchen

Tags

• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• SHADED LOT
• MATURE TREES
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Lot approximately 55 x 135 (0.21 acre)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential, single story
• Construction: Built as residential single-family; Residential zoning
• Exterior features: Composition roof

Interior

• Kitchen: Refrigerator; Electric range
• Bathrooms: 1 full bathroom
• Interior features: Refrigerator; Electric range; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.3% 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; 1 comparable units currently listed for rent nearby; 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 $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $24k; list at $40k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.00% ✓
• Cap rate: 27.33%
• Cash-on-cash: 75.14%
• DSCR: 4.34
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $140,940
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Emerson St	0.20mi	3/2.0 (+1)	1,105 (+6%)	16mo	$149,500	$135	58
502 Vine St	0.69mi	3/2.0 (+1)	1,170 (+12%)	1mo	$147,000	$126	38

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: 75.0%
• Equity multiple: 4.41×
• Total profit: $38,182
• Equity at exit: $5,964

10-year hold

• IRR: 78.7%
• Equity multiple: 9.10×
• Total profit: $90,759
• Equity at exit: $3,458

Cash invested: $11,200 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $701

Break-even live

Break-even rent $312

Max offer price $40,000

Occupancy floor 37%

Sensitivity live

Price	-10% $724	-5% $713	+0% $701	+5% $690	+10% $679
Rent	-10% $606	-5% $654	+0% $701	+5% $749	+10% $796
Rate	-1.0pp $721	-0.5pp $711	base $701	+0.5pp $691	+1.0pp $680

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 W 9th St Deridder, LA	3.0	2.0	1224	$1,200	$0.98	44d	1	1.44mi

Listing history 14 events

1. 2026-06-19
   days on market $40,000 Active 18 DOM
2. 2026-06-18
   days on market $40,000 Active 17 DOM
3. 2026-06-17
   days on market $40,000 Active 16 DOM
4. 2026-06-16
   days on market $40,000 Active 15 DOM
5. 2026-06-15
   days on market $40,000 Active 14 DOM
6. 2026-06-14
   days on market $40,000 Active 12 DOM
7. 2026-06-13
   days on market $40,000 Active 11 DOM
8. 2026-06-10
   days on market $40,000 Active 9 DOM
9. 2026-06-09
   days on market $40,000 Active 8 DOM
10. 2026-06-08
    days on market $40,000 Active 7 DOM
11. 2026-06-07
    days on market $40,000 Active 6 DOM
12. 2026-06-03
    days on market $40,000 Active 2 DOM
13. 2026-06-01
    remarks 507-char remark
14. 2026-06-01
    listed $40,000 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: $244 · $20/mo
• Projected year-2 tax: $244 · $20/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 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: $14,400
• − Mortgage interest: −$2,241
• − Property taxes: −$244
• − Insurance: −$200
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,164
• Taxable income: $8,248
• Est. tax owed @ 24.0%: −$1,980
• After-tax cash flow: $6,436/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

+42.9% since first listed

5 events — show timeline

• 2026-06-01 Listed $40,000 GFPAR
• 2016-08-09 Sold (Public Records) $24,000 Public Records
• 2016-06-28 Sold (MLS) — GFPAR
• 2016-06-14 Sold (Public Records) $24,000 Public Records
• 2016-06-08 Listed $28,000 GFPAR

Property tax history

+7.2%/yr

Latest (2025): $244 · +0.7% YoY. Source: county tax records.