401 Bon Ami St · DeRidder, LA 70634

$105,000

3 bd · 2.0 ba · 1,829 sqft · SingleFamily public records · 119 Days on market

Built 1975 0.50 ac lot $57/sqft · 38% below area Est $168k · 38% 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• 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 MLS

Charming home with character and plenty of potential. A welcoming back porch leads to a large, beautiful deck and a fenced yard offering privacy and making it perfect for entertaining, gardening, or pets. Certain spaces in the home need some TLC but it has so much character and so much to offer. The cozy den with fireplace creates a warm gathering spot, and a flexible extra room that could easily serve as a fourth bedroom. The property spans three city lots, providing extra space and options, and includes a second extra room for an office, hobby area, or playroom. This home is Ideal for buyers looking to add personal updates while retaining its original character.

Key facts

• Large deck
• Cozy den
• Fenced yard

Tags

• BACK PORCH
• LARGE DECK
• FENCED YARD
• COZY DEN
• FIREPLACE
• FLEXIBLE EXTRA ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (4.8% below list).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 1975 — 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. 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?
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: 0.95% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (median comp): $168,328
• List price: $105,000
• Delta: -37.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 S Royal St	0.08mi	2/2.0 (-1)	1,842 (+1%)	9mo	$203,000	$110	82
601 S Royal St	0.15mi	3/2.0	1,780 (-3%)	8mo	$187,000	$105	82
703 Whitney Dr	0.38mi	3/2.0	1,783 (-2%)	9mo	$190,000	$107	70
810 Royal Oak Ln	0.48mi	3/2.0	1,682 (-8%)	6mo	$240,000	$143	59
316 N Hall St	0.71mi	3/3.0	1,860 (+2%)	12mo	$220,000	$118	50
501 Haynes Dr	0.57mi	4/2.0 (+1)	1,568 (-14%)	11mo	$229,000	$146	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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-9,768
• Equity at exit: $15,656

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $783
• Equity at exit: $9,078

Cash invested: $29,400 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $114

Break-even live

Break-even rent $856

Max offer price $105,000

Occupancy floor 84%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Azalea Ave Deridder, LA	3.0	2.0	1440	$1,000	$0.69	13d	1	1.11mi

Listing history 22 events

1. 2026-06-19
   days on market $105,000 Active 119 DOM
2. 2026-06-18
   days on market $105,000 Active 118 DOM
3. 2026-06-17
   days on market $105,000 Active 117 DOM
4. 2026-06-16
   days on market $105,000 Active 116 DOM
5. 2026-06-15
   days on market $105,000 Active 115 DOM
6. 2026-06-14
   days on market $105,000 Active 113 DOM
7. 2026-06-13
   days on market $105,000 Active 112 DOM
8. 2026-06-10
   days on market $105,000 Active 110 DOM
9. 2026-06-09
   days on market $105,000 Active 109 DOM
10. 2026-06-08
    days on market $105,000 Active 108 DOM
11. 2026-06-07
    days on market $105,000 Active 107 DOM
12. 2026-06-03
    days on market $105,000 Active 103 DOM
13. 2026-06-02
    days on market $105,000 Active 102 DOM
14. 2026-06-01
    days on market $105,000 Active 101 DOM
15. 2026-05-31
    days on market $105,000 Active 100 DOM
16. 2026-05-30
    days on market $105,000 Active 99 DOM
17. 2026-02-21
    listed $117,000 Active 672-char remark

    Show marketing remark (672 chars)

    Charming home with character and plenty of potential. A welcoming back porch leads to a large, beautiful deck and a fenced yard offering privacy and making it perfect for entertaining, gardening, or pets. Certain spaces in the home need some TLC but it has so much character and so much to offer. The cozy den with fireplace creates a warm gathering spot, and a flexible extra room that could easily serve as a fourth bedroom. The property spans three city lots, providing extra space and options, and includes a second extra room for an office, hobby area, or playroom. This home is Ideal for buyers looking to add personal updates while retaining its original character.

18. 2021-07-16
    soldstatus $100,000
19. 2021-07-15
    soldstatus 500-char remark

    Show marketing remark (500 chars)

    This home has so much character! This home sits on 3 city lots on the corner! With many updates featuring new vinyl siding, updated bathrooms, updated kitchen and new flooring throughout most of the home! Large bedrooms and even a FORMAL living room and large family DEN. This home could also be converted to 4 bedrooms as there is an additional large room! With a covered back PATIO and a large DECK you have plenty of room for all your outdoor BBQ's! See this charming home today with your Realtor!

20. 2021-03-02
    listed $105,000 500-char remark

    Show marketing remark (500 chars)

    This home has so much character! This home sits on 3 city lots on the corner! With many updates featuring new vinyl siding, updated bathrooms, updated kitchen and new flooring throughout most of the home! Large bedrooms and even a FORMAL living room and large family DEN. This home could also be converted to 4 bedrooms as there is an additional large room! With a covered back PATIO and a large DECK you have plenty of room for all your outdoor BBQ's! See this charming home today with your Realtor!

21. 2011-04-28
    soldstatus $89,000
22. 2008-08-28
    soldstatus

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $979 · $82/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 2/10 Low
• 🌡 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: $12,000
• − Mortgage interest: −$5,882
• − Property taxes: −$979
• − Insurance: −$525
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,055
• Taxable loss: −$360
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,455/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

+31.5% since first listed

6 events — show timeline

• 2026-02-21 Listed $117,000 GFPAR
• 2021-07-16 Sold (Public Records) $100,000 Public Records
• 2021-07-15 Sold (MLS) — GFPAR
• 2021-03-02 Listed $105,000 GFPAR
• 2011-04-28 Sold (Public Records) $89,000 Public Records
• 2008-08-28 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $979 · +0.7% YoY. Source: county tax records.