504 W Marshall St · Minden, LA 71055

$93,000

3 bd · 1.0 ba · 1,210 sqft · SingleFamily · 10 Days on market

Built 1952 9,148 sqft lot Est $139k · 33% 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.0/10.0
• 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

Whether you're a first-time home buyer, looking to downsize, or searching for your next investment property, this home offers great potential at an affordable price point. Wellmaintained 3 bedroom, 1 bath home offering approximately 1210 square feet of comfortable living space. Schedule your private showing with your favorite realtor.

Key facts

• 9,148 sq ft lot
• Parking
• Built 1952

Property features AI

Finance

• Financial info: Loan type: Treat As Clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: 1 carport space; 1 covered parking space; Additional parking available
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Co-op electric; Municipal utility district: No
• Home design: Single family residence; One level; Attached to another structure
• Construction: Built in 1952; Wood construction; Shingle roof; Slab foundation
• Exterior features: Covered porch(es); Rear covered porch; Fencing: wire and other; Lot has acreage and few trees; Easements for access, drainage, electric, natural gas, telephone, utilities, and water lines

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Electric; Ceiling fan(s)
• Interior features: Eat-in kitchen; Two living areas; Accessible approach with ramp
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Cap rate 9.7% 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 $643 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,000

Questions for the listing agent

1. Built in 1952 — 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. 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?
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: 1.10% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $139,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 W Marshall St	0.03mi	3/1.0	1,269 (+5%)	5mo	$24,900	$20	86
440 Pine St	0.23mi	3/1.0	1,312 (+8%)	10mo	$75,000	$57	67
604 Batton St	0.09mi	3/1.0	1,100 (-9%)	20mo	$59,900	$54	64
819 Tillman Dr	0.58mi	3/1.0	1,245 (+3%)	8mo	$105,000	$84	61
1004 Brenda Cir	0.54mi	3/1.5	1,305 (+8%)	6mo	$149,900	$115	54
1100 Bonnie Ln	0.69mi	3/1.0	1,300 (+7%)	2mo	$150,000	$115	54
226 Virginia Ave	0.55mi	3/1.0	1,104 (-9%)	15mo	$39,900	$36	48
215 Roy St	0.74mi	3/1.5	1,183 (-2%)	16mo	$160,000	$135	47
102 Azalea St	0.46mi	2/1.5 (-1)	1,072 (-11%)	15mo	$129,900	$121	40
210 Mary Dr	0.58mi	3/1.0	1,060 (-12%)	21mo	$144,500	$136	35
1003 Tillman Dr	0.62mi	2/1.0 (-1)	1,058 (-13%)	21mo	$74,000	$70	28
201 Shirley Dr	0.68mi	4/2.0 (+1)	1,360 (+12%)	19mo	$165,000	$121	23

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,690
• Equity at exit: $13,867

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $22,935
• Equity at exit: $8,041

Cash invested: $26,040 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$21 /mo · $253/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $264

Break-even live

Break-even rent $693

Max offer price $93,000

Occupancy floor 69%

Sensitivity live

Price	-10% $316	-5% $290	+0% $264	+5% $238	+10% $211
Rent	-10% $183	-5% $223	+0% $264	+5% $304	+10% $345
Rate	-1.0pp $311	-0.5pp $287	base $264	+0.5pp $240	+1.0pp $215

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $93,000 Active 10 DOM
2. 2026-06-17
   days on market $93,000 Active 9 DOM
3. 2026-06-16
   days on market $93,000 Active 8 DOM
4. 2026-06-15
   days on market $93,000 Active 7 DOM
5. 2026-06-14
   days on market $93,000 Active 5 DOM
6. 2026-06-13
   days on market $93,000 Active 4 DOM
7. 2026-06-10
   days on market $93,000 Active 2 DOM
8. 2026-06-09
   remarks 336-char remark
9. 2026-06-09
   listed $93,000 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: $253 · $21/mo
• Projected year-2 tax: $511 · $43/mo
• Expected delta: +$259/yr (+$22/mo · 102.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,324
• − Mortgage interest: −$5,209
• − Property taxes: −$253
• − Insurance: −$465
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,705
• Taxable income: $1,720
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,753/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

1 event — show timeline

• 2026-06-08 Listed $93,000 NTREIS

Property tax history

+3.2%/yr

Latest (2025): $253 · +1.4% YoY. Source: county tax records.